San Gabriel — Land Use

Last reviewed: July 2, 2026

Overview

This page summarizes what the City of San Gabriel's zoning ordinance (commonly Title 17 / municipal code Title 153) actually says about permitted and conditional land uses across the city's mapped zones. It focuses on the land-use rules, the official land-use tables, where conditional uses and the Community Development Director fit in, and how special districts and specific plans modify baseline zoning. For project-level questions you will need to consult the city’s official zoning map and the applicable development standards and parking rules; see San Gabriel Zoning and the city's development standards and parking rules for those details. This page also flags where the code delegates interpretation (verify with the jurisdiction).

How the code organizes land use

• The city establishes specific zones by name including R-1, R-1A, R-2, R-3, C-1, C-3, M-1, P-1, D (Architectural Design Zone), PD, MD, MF, and PF/OS; the list is adopted by ordinance and shown on the official zoning map (§ 153.015; § 153.016) .
• Commercial and industrial permitted/conditional use listings for C-1, C-3, and M-1 are collected in a land-use table and interpreted under § 153.151; if a use is not listed, the Community Development Director may determine the most similar listed use (see § 153.151(B)) .
• Many institutional uses (churches, schools, hospitals, large assemblages, etc.) are treated as conditionally permitted across zones under § 153.240 (and additional limitations in § 153.050) .
• Accessory Dwelling Unit (ADU) rules are integrated into the zoning code (see § 153.047) and include ministerial timing and impact-fee rules; ADUs are allowed in most residential zones subject to the code’s ADU provisions .

Note: design and project-level details (setbacks, lot coverage, FAR, specific parking counts, landscape buffers) are in the city's development standards; see the development standards page and the landscaping rules for buffer specifics. For whether a proposed project requires design review, consult the city's design review procedures.

District-by-district breakdown

Below are the ordinance-defined districts with the ordinance-stated purpose, typical permitted uses, and the key code-backed numeric standards or rules where the code provides them. Where the local code text in the available materials does not provide a dimension or limit, the entry says "Not found in retrieved materials" and directs you to verify with the jurisdiction.

R-1 — Single-Family Residence Zone

• Purpose: The city establishes R-1 for single-family residential uses as part of the residential zone structure (§ 153.015) .
• Typical permitted uses: single-family dwellings and uses permitted in R-1 are referenced as the base for other residential zones; licensed family care homes for six or fewer persons are allowed (see ADU and care-home provisions) (§ 153.032; § 153.047) .
• Key standards / notes:
  • Minimum lot area applicable to new lots is 7,260 sq ft (§ 153.033) .
  • Where additional dwellings in R-1 may be allowed via CUP, special minimum site-area thresholds apply (see § 153.240(C) for R‑1 dwellings) .
  • ADUs: subject to § 153.047 (ADU standards and ministerial review timelines) .
  • If you need specific setbacks, lot coverage, or height numbers for a parcel in R-1, verify with the City; those specifics were not located in the retrieved materials for R-1 development standards (Verify with the jurisdiction).

R-1A — Limited Two-Family Residence Zone

• Purpose: allows limited two-family/residential flexibility (§ 153.015) .
• Typical permitted uses: all uses permitted in R-1, plus additional one-family dwelling units at prescribed lot-area increments; accessory dwelling units per § 153.047 are allowed (§ 153.055) .
• Key numeric rule: One additional single-family dwelling for each 5,500 sq ft of lot area above the zone minimum (§ 153.055(B)) .

R-2 — Low-Density Multiple-Family Residence Zone

• Purpose: intended to permit low-density multifamily residential forms; single-family standards sometimes apply to single-family structures in R-2 (§ 153.051; § 153.099) .
• Typical permitted uses: uses permitted in R-1 plus low-density multi-family; see § 153.099–§ 153.100 for scope and limits .
• Key dimensional standards: Specific numeric setbacks/coverage in the R-2 sub-sections were not found in the retrieved excerpts — Verify with the jurisdiction.

R-3 — Multiple-Family Residence Zone

• Purpose: promotes multi-family development while controlling scale and separation (§ 153.099) .
• Typical permitted uses: All uses permitted in R-1, R-1A, and R-2, plus group dwellings and multiple-family dwellings; hospital-related uses are allowed with CUP (§ 153.100) .
• Key standards: The code cross-references R‑1 development standard chapters for many numerical controls (§ 153.100(D)) .

C-1 — Retail Commercial Zone

• Purpose: provides for low-scale, neighborhood retail and personal services; permanent uses must be within enclosed structures (§ 153.150(B)) .
• Typical permitted uses: neighborhood retail, small professional offices, personal services; specific permitted/conditional uses are in the C‑zone land-use table (§ 153.151) .
• Key controls: Use table determines whether a use is permitted (P), conditional (C), temporary or prohibited; outdoor storage, alcoholic-beverage sales, and high-volume generators are treated specially (§ 153.151(D) table) .

C-3 — General Commercial Zone

• Purpose: for a wide variety of commercial activities, regional-serving uses and mixed-use; mixed-use allowed subject to applicable requirements (§ 153.150(C)) .
• Typical permitted uses: larger retail, medical/professional offices, entertainment; mixed-use developments permitted with development-standards compliance; multi-family uses limited to upper floors except in large mixed-use projects (§ 153.151; mixed-use rules) .
• Key standards for mixed-use (where referenced): maximum floor‑area ratio not to exceed 1.0 for mixed-use developments and certain density/lot-coverage limits apply in the mixed-use subchapter (see mixed-use development standards; verify with the city for parcel-specific applicability) . (Exact § number for each mixed-use numeric is in the mixed-use subchapter in the municipal code; Verify with the jurisdiction.)

M-1 — Light Manufacturing Zone

• Purpose: to accommodate small- to moderate-sized clean industries compatible with surrounding uses (§ 153.150(D)) .
• Typical permitted uses: light manufacturing, some wholesaling and service-support uses as shown in the C/M table; conditional uses are listed in the C/M table and governed by the same table rules (§ 153.151) .
• Key notes: outdoor storage and display are restricted and subject to special rules in the C/M land use table (§ 153.151) .

P-1 — Automobile Parking Zone

• Purpose: municipal parking uses; permitted uses and controls are found in the P-1 provisions (see § 153.015 map and P-1 text) .
• Typical permitted uses: public parking lots/structures, etc. (See § 153.142 for public-parking in PF/OS) .

D — Architectural Design Zone / PD, MD, MF, PF/OS

• Purpose and scope:
  • D (Architectural Design): design overlay to regulate architectural treatments (code references found in design-related subchapters — see the design-review page) (Not found in retrieved materials for specific D rules).
  • PD: planned development overlay for project-by-project standards (Not found in retrieved materials for specifics).
  • MD (Mission District) and Mission-specific rules are established by the Mission District Specific Plan (§ 153.300) .
  • MF (Medical Facilities Zone) is a mapped zone for medical campuses with special mapping and uses (§ 153.310–§ 153.311) .
  • PF/OS (Public Facilities/Open Space): intended for public / quasi-public facilities; permitted uses include parks, schools, libraries, hospitals, community gardens, congregate care, and public parking (§ 153.140–§ 153.142) .

Specific plans and overlays

• Valley Boulevard Specific Plan: created as its own mapped specific plan with plan text controlling land uses in the Valley Boulevard neighborhoods (§ 153.290) .
• Mission District Specific Plan: created and mapped; it modifies land-use controls in that district (§ 153.300) .
• Where a specific plan or overlay applies it supersedes or augments the base zone (Verify with the jurisdiction and consult the overlay districts page).

Quick reference table — key decision-relevant rules

Checklist

An applicant should, at a minimum:

• Confirm the property’s official zoning and any specific plan or overlay on the official zoning map (§ 153.016) .
• Consult the applicable zone’s permitted/conditional use table (C‑zone table: § 153.151) or the relevant residential zone use section (§ 153.100, § 153.055) to see if the proposed use is P, C, T, or prohibited .
• If the use is conditional, prepare a Conditional Use Permit application following § 153.241 and the CUP findings/standards in § 153.246 and § 153.050 where applicable .
• Check ADU eligibility and ministerial timeline under § 153.047 if proposing an ADU; note impact-fee rules for small ADUs (§ 153.047(T)) .
• Determine required off-street parking counts early (per § 153.220) and plan landscape buffers per § 153.535; consult the city’s parking and landscaping rules .
• If the project lies in the Valley Boulevard or Mission District, consult the Valley Boulevard Specific Plan (§ 153.290) and Mission District Specific Plan (§ 153.300) for modified standards .
• Confirm whether design review applies and follow the city’s design review process.

Risks & Ambiguities

Plain-English Summary

San Gabriel’s zoning code lists exactly which uses are allowed, which require a Conditional Use Permit (CUP), and which are prohibited by zone: consult the zone-specific use table (especially § 153.151 for the commercial/industrial table), check minimum lot requirements (for example, 7,260 sq ft for new lots in § 153.033), and follow ADU rules in § 153.047; if a use isn’t listed the Community Development Director decides how it’s treated, and many institutional uses are handled through CUP procedures (§ 153.151; § 153.240; § 153.241) .

Source References

• § 153.015, Zones established (lists R-1, R-1A, R-2, R-3, C-1, C-3, M-1, P-1, D, PD, MD, MF, PF/OS)
• § 153.016, Official zoning map; zone boundaries and map adoption
• § 153.033, Minimum building site area — 7,260 sq ft (new lots)
• § 153.055, R-1A uses and additional unit rule (5,500 sq ft)
• § 153.100 / § 153.099, Purpose and permitted uses for R-3 and associated references to R‑1 standards
• § 153.150 / § 153.151, Intent for C-1/C-3/M-1 and the C/M land use table (use designations and Director interpretation)
• § 153.050, Selected uses permitted by CUP; additional standards/limitations for institutional uses
• § 153.032, Uses permitted by CUP (listed conditional uses)
• § 153.240–§ 153.246, Conditional Use Permit authorization and findings (uses treated as conditional in many zones)
• § 153.241, CUP application and fee requirements (application completeness checklist, filing)
• § 153.047, Accessory Dwelling Unit rules, ministerial approval timing, impact-fee treatment
• § 153.142, Open Space / Public Facilities permitted uses (parks, schools, churches, libraries, hospitals, community gardens, public parking)
• § 153.290, Valley Boulevard Specific Plan creation and mapping
• § 153.300, Mission District Specific Plan creation and mapping
• § 153.535 (B)(1)–(2), Required Landscape Buffers and buffer-yard types (Type 1 = 5 ft; Type 2 = 10 ft)
• Mixed-use subchapter and parking cross-references (parking requirements reference § 153.220 in mixed-use rules) — mixed-use standards and parking cross-references (See mixed-use subchapter)

(Primary source material: San Gabriel Municipal Code excerpts supplied and searched; citations above reference the code section numbers as found in the retrieved materials.)

Retrieved passages

• San Gabriel Zoning Code (§ 153.151) High relevance show source text
• San Gabriel Zoning Code (§ 9-3.801) High relevance show source text
• San Gabriel Zoning Code (§ 153.162) High relevance show source text
• San Gabriel Zoning Code (§ 153.246) High relevance show source text
• San Gabriel Zoning Code (§ 153.246) High relevance show source text
• San Gabriel Zoning Code (§ 153.050) High relevance show source text
• San Gabriel Zoning Code (§ 153.220) High relevance show source text
• CBC § 65852.22 (§ 65852.22.) High relevance show source text

Cited sections

• **§ 153.015**, Zones established (lists **R-1, R-1A, R-2, R-3, C-1, C-3, M-1, P-1, D, PD, MD, MF, PF/OS**) (§ 153.015)
• **§ 153.016**, Official zoning map; zone boundaries and map adoption (§ 153.016)
• **§ 153.033**, Minimum building site area — **7,260 sq ft** (new lots) (§ 153.033)
• **§ 153.055**, **R-1A** uses and additional unit rule (**5,500 sq ft**) (§ 153.055)
• **§ 153.100** / **§ 153.099**, Purpose and permitted uses for **R-3** and associated references to R‑1 standards (§ 153.100)
• **§ 153.150** / **§ 153.151**, Intent for **C-1/C-3/M-1** and the C/M land use table (use designations and Director interpretation) fileciteturn0file8 (§ 153.150)
• **§ 153.050**, Selected uses permitted by CUP; additional standards/limitations for institutional uses (§ 153.050)
• **§ 153.032**, Uses permitted by CUP (listed conditional uses) (§ 153.032)
• **§ 153.240**–**§ 153.246**, Conditional Use Permit authorization and findings (uses treated as conditional in many zones) (§ 153.240)
• **§ 153.241**, CUP application and fee requirements (application completeness checklist, filing) (§ 153.241)
• **§ 153.047**, Accessory Dwelling Unit rules, ministerial approval timing, impact-fee treatment (§ 153.047)
• **§ 153.142**, Open Space / Public Facilities permitted uses (parks, schools, churches, libraries, hospitals, community gardens, public parking) (§ 153.142)
• **§ 153.290**, Valley Boulevard Specific Plan creation and mapping (§ 153.290)
• **§ 153.300**, Mission District Specific Plan creation and mapping (§ 153.300)
• **§ 153.535 (B)(1)–(2)**, Required Landscape Buffers and buffer-yard types (Type 1 = 5 ft; Type 2 = 10 ft) (§ 153.535)
• Mixed-use subchapter and parking cross-references (parking requirements reference **§ 153.220** in mixed-use rules) — mixed-use standards and parking cross-references (See mixed-use subchapter) fileciteturn0file6 (§ 153.220)
• SanGabriel_ZoningCode.md

• Official San Gabriel code library