Local zoning · San Benito County

San Benito County — Land Use

Land Use under the San Benito County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

This page explains how land uses are assigned and regulated in the unincorporated areas of San Benito County under the County’s Zoning Ordinance (Title 25). The ordinance organizes every parcel into a base zoning district, sometimes with one or more combining zones that add extra rules. Use permissions and basic lot and siting standards live in district-specific tables; adopted specific plans may override the usual lists and standards for properties inside those plan areas (§ 25.01.001; § 25.03.001–.003; specific-plan provisions) .

Every parcel in unincorporated San Benito County has a base zone. If a combining zone also applies, the combining zone’s standards prevail where they conflict with the base zone. Some specific plan areas have their own use lists and development standards (§ 25.03.003) .

See the County’s zoning overview first, then jump to the district below. Most new structures trigger design review; confirm dimensional rules on the development standards page and stalls on parking. If your site is within an overlay, see overlay districts.

District-by-District Land Use

The County’s base zones and combining zones are established in § 25.03, with the zone roster summarized in Table 25.03-A (Agricultural and Rural; Residential; Commercial; Industrial; Public/Quasi-Public; and named Specific Plan zones) (§ 25.03.003) .

Agricultural and Rural Districts

These districts implement the General Plan’s agricultural and rural designations and are intended to preserve productive agriculture and open space while allowing appropriate rural housing (§ 25.03.004(A)) .

Where it applies: Unincorporated agricultural and rural-designated lands as mapped on the official zoning map (§ 25.03.002) .
Key note: Development intensity and minimum lot sizes hinge on access to public water/sewer; if not available, lot sizes scale up (§ 25.03; table notes) .

AR — Agricultural Rangeland

Purpose: Maintain grazing/open space in remote areas (§ 25.03.004(A)) .
Typical permitted/conditional uses:
- Agricultural activities; renewable energy (private non-commercial) A; commercial renewable energy C; surface mining C; veterinary services C; various utilities C (§ 25.03 Agricultural/Rural use table excerpts; § 25.08.016 reference) .
Key dimensional standards:
- Maximum density: 1 dwelling/40 acres; minimum lot size: 40 acres; front setback: 30 ft; side: 32 ft; rear: 35 ft; max height: 35 ft (Table 25.03-C) .

AP — Agricultural Productive

Purpose: Preserve prime farmland (§ 25.03.004(A)) .
Typical permitted/conditional uses:
- Agricultural activities; renewable energy (private non-commercial) A; commercial renewable energy C; surface mining C; veterinary services C (§ 25.03 Agricultural/Rural use table excerpts; § 25.08.016) .
Key dimensional standards:
- Maximum density: 1 dwelling/5 acres; minimum lot size: 5 acres; front setback: 25 ft; side: 32 ft; rear: 35 ft; max height: 35 ft (Table 25.03-C) .

R — Rural

Purpose: Transitional rural areas at the ag–rural edge (§ 25.03.004(A)) .
Typical permitted/conditional uses:
- Rural residential and agriculture; renewable energy (private non-commercial) A; commercial renewable energy C; surface mining C; veterinary services C (§ 25.03 Agricultural/Rural use table excerpts; § 25.08.016) .
Key dimensional standards:
- Maximum density: 1 dwelling/5 acres; minimum lot size: 5 acres; front setback: 25 ft; side: 32 ft; rear: 35 ft; max height: 35 ft (Table 25.03-C; SRA vegetation clearance note applies) .

RT — Rural Transitional

Purpose: Edge areas transitioning toward urban densities (§ 25.03.004(A)) .
Typical permitted/conditional uses:
- Rural residential; renewable energy (private non-commercial and commercial) are not listed as allowed per table excerpt; verify site-specific allowances (§ 25.03 Agricultural/Rural use table excerpt; § 25.08.016) .
Key dimensional standards:
- Maximum density: 1 dwelling/2.5 acres; minimum lot size: 2.5 acres; front setback: 25 ft; side: 32 ft; rear: 35 ft; max height: 35 ft (Table 25.03-C) .

Residential Districts

These districts implement rural to urban residential General Plan designations. Use permissions are in Table 25.03-D; dimensional standards are in Table 25.03-E. Many entries note that “All new structures require review” under Chapter 25.02, i.e., design review (§ 25.03 tables) .

RR — Rural Residential

Purpose: Low-density rural lots with room for limited agriculture (§ 25.03 tables) .
Typical permitted/conditional uses:
- Single-family dwelling P; accessory dwelling unit (ADU) P; tiny homes P; additional single-family dwellings P (subject to GP density); small group homes P; large group homes C; hobby/personal agriculture P; small livestock P; sale of on-site produce P (Table 25.03-D; references to § 25.08.002 ADUs; § 25.08.029 tiny homes) .
Key dimensional standards:
- Maximum density: 2 du/ac; minimum lot size: 0.5–1 ac depending on utilities (0.5 ac with public water and sewer; 1 ac with only one service) (Table 25.03-E) .

R-1 — Single Family Residential

Purpose: Conventional single-family neighborhoods (§ 25.03 tables) .
Typical permitted/conditional uses:
- Single-family dwelling P; ADU P; tiny homes P; small group homes P; large group homes C; duplex — (not allowed); on-site produce sales P; hobby/personal agriculture P; commercial agriculture — (not allowed) (Table 25.03-D) .
Key dimensional standards:
- Maximum density: up to 20 du/ac if both public water and sewer are available; minimum lot size for SFD varies by services (5,000 sq ft with public water/sewer; 1 ac with septic + public water; 2.5 ac with septic + well) (Table 25.03-E) .

RM — Residential Multiple

Purpose: Multi-family neighborhoods (§ 25.03 tables) .
Typical permitted/conditional uses:
- Multi-family P; duplex P; mobile home park P; single-family dwelling C; ADU P; tiny homes P; small/large group homes require C (Table 25.03-D) .
Key dimensional standards:
- Maximum density: 8–20 du/ac with public water and sewer; no minimum lot size for multi-family; SFD development intensity varies with utility availability (Table 25.03-E) .

Commercial Districts

Commercial permissions are split between thoroughfare-oriented and neighborhood-serving zones, with many common retail and service uses permitted by right and certain intensities or assemblies requiring permits (§ 25.03; Table 25.03-F) .

C-1 — Commercial Thoroughfare

Purpose: Automotive/thoroughfare commercial corridors (§ 25.03; table preface) .
Typical permitted/conditional uses:
- Retail, personal services, and offices P; veterinary hospitals C; truck stops/travel plazas C; outdoor recreation/education C; assembly uses —; large day care A; recycling collection facilities P (with limits), processing C (Table 25.03-F) .
Key dimensional standards:
- Development standards are set in Table 25.03-G (Not found in retrieved materials). Verify with the jurisdiction (§ 25.03; Table 25.03-G reference) .

C-2 — Neighborhood Commercial

Purpose: Neighborhood centers providing convenient shopping close to residential areas; mixed-use may be allowed (§ 25.03; district intent) .
Typical permitted/conditional uses:
- Retail, personal services, and offices P; assembly uses C; hospital C; FFA/4‑H projects P (when conducted by occupants); large day care A; recycling collection facilities P (no outside storage) (Table 25.03-F) .
Key dimensional standards:
- Development standards are set in Table 25.03-G (Not found in retrieved materials). Verify with the jurisdiction (§ 25.03; Table 25.03-G reference) .

Industrial Districts

Industrial standards emphasize mid-rise employment and production with moderate coverage and landscape buffers (§ 25.03 Industrial standards) .

BP — Business Park

Purpose: Campus-style light industrial/office. Where it applies: Industrial Light (IL) GP areas (Table 25.03-A) .
Typical permitted/conditional uses: Not found in retrieved materials.
Key dimensional standards:
- FAR 0.8; maximum height 40 ft; lot coverage 50%; front setback 25 ft (landscaped) (Table — Industrial Development Standards) .

M-1 — Light Industrial

Purpose: General light industrial. Where it applies: IL GP areas (Table 25.03-A) .
Typical permitted/conditional uses: Not found in retrieved materials.
Key dimensional standards:
- FAR 0.8; maximum height 40 ft; lot coverage 50%; front setback 25 ft (landscaped). Interior side/rear setbacks display as “101” in the retrieved table; verify exact numeric values with the County (Table — Industrial Development Standards) .

M-2 — Heavy Industrial

Purpose: Heavier production and processing. Where it applies: IH GP areas (Table 25.03-A) .
Typical permitted/conditional uses: Not found in retrieved materials.
Key dimensional standards:
- FAR 0.8; maximum height 40 ft; lot coverage 50%; front setback 25 ft (landscaped). Interior side/rear setbacks display as “101” in the retrieved table; verify with the County (Table — Industrial Development Standards) .

Public/Quasi-Public Districts

PQP — Public/Quasi-Public

Purpose and typical uses: Public facilities and services such as schools, landfills, libraries, utilities, sheriffs/fire stations, wastewater plants, and similar government services (district intent) (§ 25.03.008(B)) .
Note: The construction/operations of County government buildings and facilities are not regulated by the zoning code (§ 25.01.001(B)) .

RRP — Resource Recovery Park

Purpose: A specialized district enabling co-located recycling, reuse, manufacturing, and related wholesale/retail businesses; modifies the base zone where combined (§ 25.03.008(C)) .

Specific Plan Zones

Adopted specific plans (e.g., Santana Ranch, Fairview Corners, San Juan Oaks) provide their own permitted/conditional use lists and standards within their boundaries. Within these areas, the specific plan governs (§ 25.03.003; Chapter 25.06; “an adopted specific plan may establish … a separate list of permitted and conditionally permitted land uses”) .

Overlay and Supplemental Standards That Affect Land Use

Airport Combining Zones — Frazier Lake Airpark (FLA) and Hollister Municipal Airport (HMA): These add height limits tied to FAA Part 77 surfaces, population density caps by safety zone, avigation easement requirements, and ALUC referrals. Use permissions and permit levels vary by safety zone, with certain uses prohibited in runway/inner zones and allowed with limits further out (§ 25.04.006 HMA; FLA Table 25.04-A; supplemental standards and referral/easement requirements) .
Floodplain Development Standards: In mapped FEMA floodplains, permitted/conditional uses follow the base zone, but construction plans by a licensed civil engineer must set occupied areas at least one foot above the 100‑year flood elevation (§ 25.08.026) . Alternatives such as elevating/grading are allowed with engineering certification (§ 25.08.026(H)) .
Scenic Highway Corridor Development Standards: Along State Routes 101, 129 (portion), and 146, certain uses are prohibited (e.g., off‑premises advertising, unscreened outdoor storage) even if allowed by the base zone. New construction requires development review (§ 25.08.027) . For signs, also see signage.
Emergency Shelter Combining Zone (ES): Listed in the zone roster; detailed standards Not found in retrieved materials (§ 25.03.003 Table 25.03-A) .

Decision-Ready Highlights for Residential Zones

All new structures require review under Chapter 25.02; see design review for submittals.

Common Residential Uses	RR	R-1	RM	Key Notes	Code Reference
Single-family dwelling (primary)	P	P	C	SFD in RM needs CUP	§ 25.03 (Table 25.03-D)
Additional single-family dwellings	P	P	P	Must meet GP density	§ 25.03 (Table 25.03-D)
Duplex	—	—	P	Multi-family focus in RM	§ 25.03 (Table 25.03-D)
ADU	P	P	P	County ADU standards apply	§ 25.08.002; § 25.03 (Table 25.03-D)
Tiny home	P	P	P	See tiny home standards	§ 25.08.029; § 25.03 (Table 25.03-D)
Small group home	P	P	P	—	§ 25.03 (Table 25.03-D)
Large group home	C	C	C	—	§ 25.03 (Table 25.03-D)
Hobby/personal agriculture	P	P	P	—	§ 25.03 (Table 25.03-D)
Commercial agriculture	P	—	—	Only in RR	§ 25.03 (Table 25.03-D)

Also confirm setbacks, lot size, and density using Table 25.03-E on the development standards page (§ 25.03 tables) .

Related Process Notes

Conditional use permits are required for uses marked “C” in the tables and decided by the Planning Commission with public hearing (§ 25.02.003) .
Minor modifications can adjust certain standards (e.g., 20% setbacks, 10% height/coverage) but not lot dimensions or residential density; larger departures go through variances and exceptions (§ 25.02.008) .
Existing uses/structures may be “nonconforming”; see nonconforming uses. Floodplain rules include an exemption note for existing SFDs tied to that section (§ 25.08.026(I)) .
For multi-family streamlined approvals, the County uses objective standards per state housing law; see also California housing laws (§ 25.08.005) .
ADUs are permitted in all residential zones; consult County ADU standards and California ADU law (Table 25.03-D referencing § 25.08.002) .
Landscaping and screen requirements often apply to front setbacks and buffers (e.g., industrial front setbacks landscaped); see landscaping and screening (Industrial table note) .

Checklist

Confirm your parcel’s base zone and any combining zones using the official zoning map (§ 25.03.002) .
If inside a specific plan area, use the plan’s land use table and standards (§ 25.03.003; Chapter 25.06) .
Look up permitted/administrative/conditional uses in the applicable district table (e.g., residential Table 25.03-D; commercial Table 25.03-F) .
Verify dimensional standards (density, lot size, setbacks, height) in the district standard tables (e.g., Tables 25.03-C, -E, -G; industrial table) .
Check overlays: Airport (HMA/FLA), Floodplain, Scenic Highway; confirm any ALUC referral/easement, elevation requirements, or prohibited uses (§ 25.04.006; § 25.08.026; § 25.08.027) .
Confirm parking, signage, and landscaping and screening requirements for your use.
Determine if design review applies; most new structures do (§ 25.03 tables) .
If a use needs a CUP, prepare for Planning Commission hearing (§ 25.02.003) .
If standards are tight, consider a Minor Modification (limits apply) or a variance (§ 25.02.008) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Industrial interior side/rear setbacks appear as “101” in table	The scraped text likely omits a footnote; wrong setbacks can misplace buildings	Confirm exact setback numbers with Planning; see industrial standards table (Noted in § 25.03 industrial table)
Commercial district dimensional standards not visible	Site planning depends on heights, setbacks, coverage	Request Table 25.03-G from Planning; the use table cites it (§ 25.03)
Agricultural/Rural full use list partially retrieved	Certain ag-related uses may need A or C permits	Get the complete Agricultural/Rural use table; excerpts show renewable energy and mining permit types (§ 25.03 Agricultural/Rural tables)
Overlay boundaries not on zoning map	Floodplain/scenic corridor not shown on zoning map	Check FEMA FIRM for floodplain and corridor widths for highways (§ 25.08.026; § 25.08.027)
Specific plan overrides	Standards can differ from base zones	If inside Santana Ranch, Fairview Corners, or San Juan Oaks, use the plan’s own tables (§ 25.03.003)

Plain-English Summary

If you’re in unincorporated San Benito County, first find your base zone, then check if any overlays apply. The zone’s land use table tells you whether your use is allowed by right, needs an administrative or conditional use permit, or isn’t allowed. Next, size your project to the district’s setbacks, heights, and density. Overlays like airport safety areas, floodplains, and scenic corridors can add rules (and sometimes limits) on top. Most new construction goes through design review, and if you need flexibility, ask about Minor Modifications or a variance.

Source References

Title 25 Zoning Code, General Provisions: § 25.01.001–.004 (scope, purpose, relationship to other laws)
Zoning Map and Districts: § 25.03.001–.003; Table 25.03-A (zone roster)
Agricultural and Rural Districts: § 25.03.004; Table 25.03-C (development standards); use table excerpts (renewables/mining, etc.)
Residential Districts: Table 25.03-D (use permissions); Table 25.03-E (development standards)
Commercial Districts: Table 25.03-F (use permissions); Table 25.03-G (development standards, not retrieved)
Industrial Districts: Industrial development standards table; special regulations (§ 25.03)
Public/Quasi-Public and Resource Recovery Park: § 25.03.008
Airport Combining Zones: § 25.04.006 (HMA); FLA Combining standards and Table 25.04-A; ALUC referral/easement
Floodplain Development Standards: § 25.08.026
Scenic Highway Corridor Development Standards: § 25.08.027
Conditional Use Permits: § 25.02.003
Minor Modifications: § 25.02.008 (adjustment limits)
Wireless/UAS references: § 25.08.019–.021 (cross-references)

Sources

Retrieved passages

CBC § 25.08.029 (Chapter 25.02) High relevance
San Benito County Zoning Code (Chapter 25.01) Medium relevance
San Benito County Zoning Code (§ 25.03.001) Medium relevance
San Benito County Zoning Code (Chapter 25.02) Medium relevance
San Benito County Zoning Code (CHAPTER 25.01) Medium relevance
San Benito County Zoning Code (Chapter 25.06) Medium relevance
San Benito County Zoning Code (§ 25.08.016) Medium relevance
San Benito County Zoning Code (§ 25.08.016) Medium relevance

Cited sections

Official San Benito County code library

Frequently asked questions

What can I build on an R-1 lot in San Benito County?

R-1 primarily allows a single-family dwelling by right, plus an ADU and tiny home if you meet standards. Small group homes are permitted; large group homes need a conditional use permit. Duplexes are not allowed in R-1. Minimum lot size and density depend on whether you have public water and sewer (§ 25.03 tables; Table 25.03-D; Table 25.03-E) .

Are ADUs allowed on rural residential lots?

Yes. ADUs are permitted in RR, R‑1, and RM. Follow County ADU standards and confirm your lot’s minimum size and utilities. State law support exists, but apply the County’s ordinance first (Table 25.03-D referencing § 25.08.002) .

What are the basic agricultural lot and setback rules?

In AR it’s typically 1 dwelling per 40 acres with 40‑acre minimum lots; in AP and R it’s 1 per 5 acres with 5‑acre minimums; in RT it’s 1 per 2.5 acres with 2.5‑acre minimums. Setbacks run about 25–35 feet depending on yard and zone (Table 25.03-C) .

Can I do a neighborhood retail store in C-2?

Generally yes. C‑2 is intended for neighborhood-serving retail and services. Many retail and personal service uses are permitted; assembly uses usually require a conditional use permit. Check your specific use in Table 25.03‑F (§ 25.03) .

Do airport overlays change what I can build?

Yes. Near Hollister Municipal Airport or Frazier Lake Airpark, the combining zones add height, noise, and population density limits, and may require ALUC review and an avigation easement. Some uses are prohibited in closer-in safety zones (e.g., assembly, residential) (§ 25.04.006; FLA Table 25.04‑A; referral/easement provisions) .

What happens if my project is in a FEMA floodplain?

Your allowed uses follow the base zone, but construction plans must be prepared by a civil engineer and place occupied areas at least one foot above the 100‑year flood elevation. Alternatives like raising the site or berms are allowed with engineering certification (§ 25.08.026) .

Are there special rules along Highway 101 or 129?

Yes. The scenic highway corridor standards prohibit off‑premises signs and unscreened storage, even if the base zone would allow them. New construction there requires development review (§ 25.08.027) .

If I’m close on setbacks, can I get a small reduction without a variance?

Possibly. The Minor Modification process can reduce setbacks by up to 20% (and adjust some other standards by 10%). It cannot change lot size/dimensions or residential density (§ 25.02.008) .

Do commercial districts have height and setback rules?

Yes, but the specific C‑1/C‑2 development standards table wasn’t in the retrieved material. The code references Table 25.03‑G—verify numbers with Planning (§ 25.03) .

Who decides on conditional use permits?

The Planning Commission reviews CUPs at a public hearing. Findings must show consistency with the zone, General Plan, and any specific plan, and that the use won’t be detrimental (§ 25.02.003) .

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