Local zoning · San Benito County

San Benito County — Zoning

Q: How do setbacks and height work in agricultural zones like AP or AR?

AP and AR share a 35 ft height limit. Typical setbacks are front 25–30 ft , side 32 ft , and rear 35 ft . Density is 1 du/5 ac in AP and 1 du/40 ac in AR (Table 25.03-C; § 25.03.004; ).

Q: What are the basic rules in the C-1 Commercial Thoroughfare district?

C-1 allows corridor commercial with 0.8 FAR , 35 ft height, 40% lot coverage, 20,000 sf minimum lot size, and a 10 ft landscaped front setback. Side/rear setbacks are 0–10 ft , with a 10 ft screened buffer required where abutting residential uses (Table 25.03-G; notes; ).

Q: How big can multifamily be in RM?

With both public water and sewer, RM allows 8–20 du/ac ; for multifamily there is no minimum lot size listed in Table 25.03-E (§ 25.03.005(E); Table 25.03-E; ).

Q: What are the industrial yard setbacks?

Industrial districts share consistent standards: 25 ft front (landscaped), and generally 10 ft interior side/rear. Height is 40 ft , FAR 0.8 , and lot coverage 50% (Table 25.03-I; § 25.03.007; ).

Q: Can I put a drone delivery pad in unincorporated areas?

Facilities for UAS takeoff/landing may be allowed in C-1 with a conditional use permit. They’re subject to development plan review and must comply with federal/state UAS rules (§ 25.08.020(B)–(C); ).

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

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Last reviewed: July 6, 2026

Overview

This page explains how zoning works in the unincorporated areas of San Benito County under the County’s zoning ordinance, which is codified in Title 25 of the County Code (not “Title 17”). Zoning here uses base districts, optional specific plan districts, and combining/overlay districts, and “every parcel shall have a base zone” that governs use and development, with overlays adding supplemental rules where mapped or applicable (§ 25.03.003; ). Where a specific plan applies, its standards control over the base zone (§ 25.01.001; § 25.06.001–.002; ).

Plain-English anchor: The County assigns each parcel a single “base” zoning district; if a combining/overlay or specific plan also applies, those stricter, area-specific rules win (§ 25.03.003; § 25.06.001; ).

Use this page with the broader zoning & planning overview, development standards, design review, parking, and overlay districts pages.

District framework in unincorporated areas

San Benito County’s base and combining districts are listed below; each district implements an associated General Plan designation (§ 25.03.003; Table 25.03-A; ).

Agricultural & Rural: AR, AP, R, RT
Residential: RR, R-1, RM
Commercial: C-1, C-2
Industrial: BP, M-1, M-2
Public/Quasi-Public: PQP, RRP
Specific Plan districts: Santana Ranch SP, Fairview Corners SP, San Juan Oaks SP
Combining/overlay: ES, AS, FLA, HMA (airport-related) (§ 25.03.003; Table 25.03-A; )

All zone tables note that “all new structures require review” under Chapter 25.02, which is the County’s design review framework for site/development plan review (see headers of Table 25.03-D and 25.03-F; ).

Quick standards by zone (selected)

The table below highlights decision-critical metrics; always confirm parcel utilities (public water/sewer) because they change densities and lot sizes in several districts.

Zone	Purpose & Typical Uses	Key Standards (height, setbacks, density/lot size)	Code Reference
AR	Rangeland, grazing; very low-density homes and farmworker housing	Height: 35 ft; Front: 30 ft; Side: 32 ft; Rear: 35 ft; Max density: 1 du/40 ac; Min lot: 40 ac	§ 25.03.004; Table 25.03-C
AP	Prime farmland, vineyards, wineries; low-density housing	Height: 35 ft; Front: 25 ft; Side: 32 ft; Rear: 35 ft; Max density: 1 du/5 ac; Min lot: 5 ac	§ 25.03.004; Table 25.03-C
R	Very low-density rural living with limited ag	Height: 35 ft; Front: 25 ft; Side: 32 ft; Rear: 35 ft; Max density: 1 du/5 ac; Min lot: 5 ac	Table 25.03-C
RT	Transitional rural buffer between farms and neighborhoods	Height: 35 ft; Front: 25 ft; Side: 32 ft; Rear: 35 ft; Max density: 1 du/2.5 ac; Min lot: 2.5 ac	Table 25.03-C
RR	Large-lot single-family with limited ag	Density: up to 2 du/ac; Utilities affect lot size (0.5–1 ac)	§ 25.03.005(B); Table 25.03-E
R-1	Single-family neighborhoods	Height: per general standards; Min lot: 5,000 sf (public water + sewer), 1 ac (septic + public water), 2.5 ac (septic + well)	§ 25.03.005(D); Table 25.03-E
RM	Multifamily areas with urban utilities and services	Density: 8–20 du/ac (with public water + sewer); No minimum lot size for multifamily	§ 25.03.005(E); Table 25.03-E
C-1	Commercial along thoroughfares and corridors	Height: 35 ft; FAR: 0.8; Lot cov.: 40%; Min lot: 20,000 sf; Front: 10 ft (landscaped), Side/Rear: 0–10 ft (buffer near residential)	Table 25.03-G; notes 1–2
C-2	Neighborhood-serving commercial centers	Height: 35 ft (or more if approved); FAR: 0.8; Lot cov.: 50%; Min lot: 20,000 sf; Setbacks generally 10 ft front; sides per adjacent zone	§ 25.03.006(C)–(D); Table 25.03-G
BP / M-1 / M-2	Business park, light and heavy industrial	Height: 40 ft; FAR: 0.8; Lot cov.: 50%; Front: 25 ft (landscaped); Side/Rear: typically 10 ft	§ 25.03.007; Table 25.03-I
PQP	Public facilities/services (schools, utilities, fire)	Use-based; development follows base standards unless modified	§ 25.03.008(A)–(B)
RRP	Resource Recovery Park overlay for recycling/green industry	Modifies base zone to enable co-located recycling/manufacturing; base standards otherwise apply	§ 25.03.008(C)

ADUs do not count toward density in agricultural/rural districts and are regulated separately in § 25.08.002 (see footnotes to Table 25.03-C and 25.03-E; ). For statewide rules, see California ADU law.

District-by-district details (unincorporated areas)

Agricultural & Rural

AR — Agricultural Rangeland. Purpose: preserve rangeland/open space with very low residential density and farmworker housing as appropriate (§ 25.03.004(B); ). Typical permitted uses: grazing, agriculture, single-family dwellings; some resource extraction may require a conditional use (§ 25.03.004(F)–(G) via Table 25.03-B; ). Key standards: max 1 du/40 ac, 35 ft height, 30/32/35 ft front/side/rear setbacks (Table 25.03-C; ). Applies to remote rangelands per General Plan.
AP — Agricultural Productive. Purpose: protect prime farmland; allow agriculture support, vineyards, wineries (§ 25.03.004(C); ). Standards: 1 du/5 ac, 35 ft height, 25/32/35 ft setbacks (Table 25.03-C; ).
R — Rural. Purpose: very low-density residential where lands are not primarily suited for agriculture and lack urban infrastructure (§ 25.03.004(D); ). Standards: 1 du/5 ac, 35 ft height, 25/32/35 ft setbacks (Table 25.03-C; ).
RT — Rural Transitional. Purpose: buffer between residential development and agriculture to minimize conversion of ag lands (§ 25.03.004(E); ). Standards: 1 du/2.5 ac, 35 ft height, 25/32/35 ft setbacks (Table 25.03-C; ).

Residential

RR — Rural Residential. Purpose: mixture of single-family housing with limited agriculture near urban services (§ 25.03.005(B)(1); ). Density up to 2 du/ac; minimum parcel can be 0.5 ac with both sewer and water, else 1 ac (§ 25.03.005(B); Table 25.03-E; ).
R-1 — Single Family Residential. Purpose: detached single-family neighborhoods; multifamily not allowed except ADUs or where state mandates (§ 25.03.005(D)(1); ). Utilities drive lot size: 5,000 sf (public water + sewer), 1 ac (septic + public water), 2.5 ac (septic + well) (Table 25.03-E; ).
RM — Residential Multiple. Purpose: urban-density multifamily where utilities/services exist; near commercial/public services (§ 25.03.005(E); ). Density: 8–20 du/ac with public water + sewer; no minimum lot size for multifamily (Table 25.03-E; ). Typical uses include duplexes, larger multifamily, and certain group living per Table 25.03-D .

Commercial

C-1 — Commercial Thoroughfare. Purpose: corridor commercial along arterials. Standards: 0.8 FAR, 35 ft height, 40% lot coverage, 20,000 sf min lot, 10 ft landscaped front setback; side/rear 0–10 ft with screening when adjacent to residential (Table 25.03-G; notes; ). Example: conditional facilities for unmanned aircraft takeoff/landing are allowed in C-1 with a CUP (§ 25.08.020(B); ).
C-2 — Neighborhood Commercial. Purpose: neighborhood centers to reduce trips to city commercial cores; allows mixed-use with residential in centers (§ 25.03.006(C); ). Standards: 0.8 FAR, 35 ft height (or more if approved in development review), 50% lot coverage, 20,000 sf min lot; 10 ft typical front setback (Table 25.03-G; ).

Industrial

BP — Business Park; M-1 — Light Industrial; M-2 — Heavy Industrial. Purpose: BP for high-quality, park-like settings; M-1 near transport corridors for light manufacturing/warehousing; M-2 for heavier operations with greater off-site impacts (§ 25.03.007(B)–(D); ). Uses are designated P/A/C in Table 25.03-H (e.g., warehouses generally allowed; caretaker units permitted) (§ 25.03.007(E); ). Standards across all three: 0.8 FAR, 40 ft height, 50% lot coverage; 25 ft landscaped front setback; interior side/rear generally 10 ft (Table 25.03-I; ).

Public/Quasi-Public

PQP — Public/Quasi-Public. Public facilities and services (schools, fire stations, utilities, libraries, water/energy) (§ 25.03.008(A)–(B); ).
RRP — Resource Recovery Park. Overlay to foster materials recovery, recycling, and green manufacturing; modifies base zone as stated, otherwise base rules apply (§ 25.03.008(C); ).

Specific Plan Zones

Adopted plans (Santana Ranch, Fairview Corners, San Juan Oaks) replace or supplement base standards; if a specific plan is silent, Title 25 controls (§ 25.06.001–.002; ). Always confirm plan-specific allowed uses, densities, and site standards.

Combining/Overlay Districts that affect zoning

Airport overlays. The FLA — Frazier Lake Airpark Combining Zone and HMA — Hollister Municipal Airport Combining Zone add aviation safety rules over base zones, including height controls keyed to FAA Part 77 surfaces, population density caps (persons per acre), ALUC referral, and avigation easements (§ 25.04.005–.006; Table 25.04-A; ). For FLA, building height is measured as site elevation (MSL) plus roof elements and must remain below ALUCP Part 77 surfaces; projects may need ALUC review and recorded avigation easements (§ 25.04.005(H); (E)–(F); ).
AS — Airport Safety Combining Zone. Variances from AS standards require FAA determination; lighting/marking may be required as conditions (§ 25.04.004–.006 context; Variance provisions quoted under AS; ).
ES — Emergency Shelter Combining Zone. Identified in Table 25.03-A; detailed standards not retrieved (Not found in retrieved materials) .
Scenic Highway corridors. Not shown on the zoning map: State Routes 101 (400-ft corridor), 129 and 146 (340-ft corridor) have special scenic standards; some uses are prohibited (e.g., off-premises advertising, most freestanding signs), and all new construction requires minor or major development review (§ 25.08.027(B)–(F); ). Coordinate early with signage and design review.
Floodplains. FEMA floodplain areas are not shown on the zoning map and overlay base zoning with flood standards; permitted uses follow the base zone, but siting/elevation must satisfy the floodplain ordinance (§ 25.08.026(B)–(G); ).

General development and measurement rules you’ll use often

Setback/lot line and coverage measurement methods are standardized (§ 25.07.005–.007 excerpts; ). Height exceptions allow certain projections (e.g., chimneys, cupolas) above district height limits (§ 25.07.009; ).
Fences/walls/screening near commercial/industrial uses have maximum heights and landscaping/screening requirements to buffer residential edges (§ 25.07, Table 25.07-K; ).
Many use tables repeat that all new structures undergo County review under Chapter 25.02 (see headers to Table 25.03-D/F/H/I), which pairs with design review and landscaping and screening standards .

Checklist

Confirm your parcel’s base zone and any combining/overlay designations using the County zoning map and ALUCP layers; if a specific plan covers the site, use that plan’s rules first (§ 25.03.003; § 25.06.001–.002; ).
Verify allowed use in the zone’s land-use table (P/A/C/—) and whether “all new structures require review” applies to your submittal (Tables 25.03-B/D/F/H/I; ).
Check development standards: setbacks, height, lot coverage/FAR, and minimum lot area (Tables 25.03-C/E/G/I; ).
If in scenic corridor or floodplain, apply those supplemental standards; note they are not shown on the zoning map (§ 25.08.027(B)–(F); § 25.08.026(B); ).
If near an airport, check FLA/HMA/AS combining zone rules (height, persons/acre, ALUC referral, avigation easement) (§ 25.04.005–.006; ).
If proposing residential, confirm utility availability (water/sewer) because densities and minimum lot sizes change in RR, R-1, RM (Table 25.03-E; ).
If adding an ADU, use § 25.08.002 and state law; note ADUs do not count toward density in ag/rural zones (Table footnotes; ). See California ADU law.
Coordinate parking, design review, and any variances/exceptions as needed.

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlays not obvious on map	Scenic corridors and FEMA floodplains are not shown on the zoning map	Confirm corridor widths and FEMA FIRM panels (§ 25.08.027(B)(2); § 25.08.026(B)(2); )
Airport limits (height, persons/acre)	Can block projects or require ALUC review/avigation easement	Check FLA/HMA/AS standards and ALUCP layers (§ 25.04.005–.006; )
Utility-driven lot sizes	In RR/R-1/RM, minimums depend on water/sewer service	Verify service availability and apply the correct line in Table 25.03-E
Specific plan overrides	SPs supersede base zoning	See adopted SP list and internal standards (§ 25.06.001–.002; )
ADU interplay with density	ADUs don’t count toward density in ag/rural	Apply § 25.08.002 and table footnotes; check state updates (Table 25.03-C/E notes; )
Commercial buffers to housing	C-1 abutting residential needs landscaped/screened buffer	Apply C-1 note requiring 10-ft screened buffer (Table 25.03-G, note 2; )
“All new structures require review”	Triggers [design review] even for by-right uses	Confirm with Chapter 25.02 note in zone tables (e.g., Table 25.03-D/F; )
Emergency Shelter combining standards	The ES overlay exists but standards weren’t retrieved	Not found in retrieved materials; Verify with the jurisdiction

Plain-English Summary

In unincorporated San Benito County, first find your base zone and then check if any overlays or a specific plan also apply. Your zone table tells you if a use is permitted and what key numbers apply (setbacks, height, density, FAR). Some areas—near airports, along scenic highways, or in floodplains—have extra rules on top. Most projects also go through County design review, and residential lot sizes often depend on whether public water and sewer are available.

Source References

§ 25.01.001–.006 General provisions; consistency and applicability
§ 25.03.003 Zones Implementing the General Plan; base and combining zones; Table 25.03-A
§ 25.03.004 Agricultural & Rural; Tables 25.03-B/C
§ 25.03.005 Residential; Tables 25.03-D/E
§ 25.03.006 Commercial; Tables 25.03-F/G
§ 25.03.007 Industrial; Tables 25.03-H/I
§ 25.03.008 Public/Quasi-Public and Resource Recovery Park
§ 25.04.005–.006 FLA/HMA Airport Combining Zones; height and ALUC/avigation requirements
§ 25.06.001–.002 Specific Plans
§ 25.07.005–.009 Measurement and height exceptions; Table 25.07-K fences/walls
§ 25.08.020 UAS takeoff/landing in C-1 with CUP
§ 25.08.026 Floodplain; § 25.08.027 Scenic Highway corridors

Sources

Retrieved passages

San Benito County Zoning Code (§ 3) High relevance
San Benito County Zoning Code (§ 3) High relevance
CBC § 66314 (§ 66314) High relevance
San Benito County Zoning Code (Chapter 25.06) High relevance
San Benito County Zoning Code (§ 3) Medium relevance
San Benito County Zoning Code (§ 25.07.006) Medium relevance
San Benito County Zoning Code (§ 3) Medium relevance
San Benito County Zoning Code (CHAPTER 25.01) Medium relevance
San Benito County Zoning Code (Chapter 25.08) High relevance
CBC § 3 (§ 3) High relevance
San Benito County Zoning Code (§ 3) High relevance
San Benito County Zoning Code (CHAPTER 25.05) High relevance
San Benito County Zoning Code (§ 3) Medium relevance

Cited sections

§ 25.01.001–.006 General provisions; consistency and applicability (§ 25.01.001)
§ 25.03.003 Zones Implementing the General Plan; base and combining zones; Table 25.03-A (§ 25.03.003)
§ 25.03.004 Agricultural & Rural; Tables 25.03-B/C (§ 25.03.004)
§ 25.03.005 Residential; Tables 25.03-D/E (§ 25.03.005)
§ 25.03.006 Commercial; Tables 25.03-F/G (§ 25.03.006)
§ 25.03.007 Industrial; Tables 25.03-H/I (§ 25.03.007)
§ 25.03.008 Public/Quasi-Public and Resource Recovery Park (§ 25.03.008)
§ 25.04.005–.006 FLA/HMA Airport Combining Zones; height and ALUC/avigation requirements (§ 25.04.005)
§ 25.06.001–.002 Specific Plans (§ 25.06.001)
§ 25.07.005–.009 Measurement and height exceptions; Table 25.07-K fences/walls (§ 25.07.005)
§ 25.08.020 UAS takeoff/landing in C-1 with CUP (§ 25.08.020)
§ 25.08.026 Floodplain; § 25.08.027 Scenic Highway corridors (§ 25.08.026)
SanBenitoCounty_ZoningCode.md

Official San Benito County code library

Frequently asked questions

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

R-1 is for single-family neighborhoods; detached houses are the primary use. Attached or multifamily housing is not permitted, except for accessory dwelling units or when state law requires it (§ 25.03.005(D)(1); ). Minimum lot sizes vary with utility availability (as small as 5,000 sf with both public water and sewer; Table 25.03-E; ).

How do setbacks and height work in agricultural zones like AP or AR?

AP and AR share a 35 ft height limit. Typical setbacks are front 25–30 ft, side 32 ft, and rear 35 ft. Density is 1 du/5 ac in AP and 1 du/40 ac in AR (Table 25.03-C; § 25.03.004; ).

What are the basic rules in the C-1 Commercial Thoroughfare district?

C-1 allows corridor commercial with 0.8 FAR, 35 ft height, 40% lot coverage, 20,000 sf minimum lot size, and a 10 ft landscaped front setback. Side/rear setbacks are 0–10 ft, with a 10 ft screened buffer required where abutting residential uses (Table 25.03-G; notes; ).

Do I need design review for a by-right use?

Typically yes. The County’s use tables state “all new structures require review” under Chapter 25.02, meaning your project will undergo development plan review even if the use is permitted by right (see table headers, e.g., Table 25.03-D/F; ). See design review.

How do airport overlays affect my project?

Within the FLA or HMA combining zones, building height must stay below FAA Part 77 surfaces, and projects may have persons-per-acre limits, mandatory ALUC referrals, and avigation easements (§ 25.04.005–.006; ). These rules supplement your base zone and can be decisive.

Are scenic highway corridor rules mapped on the zoning map?

No. Scenic corridors (e.g., along SR 101, 129, 146) are not shown on the zoning map. If you’re near these highways, apply scenic standards (e.g., limits on freestanding/off-premise signs) and obtain minor/major development review (§ 25.08.027(B)–(F); ).

How big can multifamily be in RM?

With both public water and sewer, RM allows 8–20 du/ac; for multifamily there is no minimum lot size listed in Table 25.03-E (§ 25.03.005(E); Table 25.03-E; ).

Do ADUs count toward density in rural/ag zones?

No. Table 25.03-C states ADUs do not count toward density in agricultural/rural zones and are otherwise governed by § 25.08.002 (Table 25.03-C footnote; ). Also review California ADU law for state-minimum rights.

What are the industrial yard setbacks?

Industrial districts share consistent standards: 25 ft front (landscaped), and generally 10 ft interior side/rear. Height is 40 ft, FAR 0.8, and lot coverage 50% (Table 25.03-I; § 25.03.007; ).

Can I put a drone delivery pad in unincorporated areas?

Facilities for UAS takeoff/landing may be allowed in C-1 with a conditional use permit. They’re subject to development plan review and must comply with federal/state UAS rules (§ 25.08.020(B)–(C); ).

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