Local zoning · San Jacinto

San Jacinto — Land Use

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what San Jacinto's Development Code (Title 17) actually says about allowable land uses, how the Allowed Uses and Permit Requirements tables work, and the district-by-district constraints and development standards you must apply when planning a project. The controlling framework is the City's Development Code: Title 17 (the Zoning/Development Code). See the adopted zones in Table 2-1 and the land‑use permissions in Table 2-2 (Allowed Uses and Permit Requirements) § 17.200.020 and § 17.205.070.

Note: This page stays strictly to land‑use rules in the Development Code (Title 17). For parking, height/lot/setback implementation and design review steps you will also need the linked topic pages below: the page mentions them with the City's internal guidance where it is relevant (links embedded). Links are to GoCodebook topic pages, not external resources.

How San Jacinto controls land use (quick mechanics)

  • The City uses a use-table approach: Table 2‑2 lists each use and, for each zone, shows whether it is allowed by Zoning Clearance (P), Minor Use Permit (MUP), Conditional Use Permit (CUP), Temporary Use Permit (TUP), or — (prohibited). See § 17.205.070.
  • If a use is not listed, the Director applies the Rules of Interpretation; see § 17.105.020H and the cross‑references in § 17.205.040 (exemptions & unlisted uses). Verify with the Director for borderline use‑types.
  • Development‑standards (setbacks, lot size, height, density, coverage) are in the zone‑specific tables (Tables 2‑4, 2‑6, 2‑7, 2‑8, 2‑9) and in the related zone chapters (e.g., Chapter 17.215 for Residential zones, § 17.220.030 for Commercial, § 17.225.030 and § 17.227.030 for Industrial / Mixed‑Use). These are the controlling numbers you must meet.

Practical links you'll use in tandem with this page: first time the topic appears they are linked inline — parking, development standards/setbacks, design review, overlays, ADUs, and the State building code pages are referenced where they matter.

District-by-district summary (what matters for land use)

Below are the City’s zone symbols and the must‑know pieces from the Development Code. Each district subsection lists purpose (where given), typical permitted uses per the use table, the most decision‑relevant dimensional standards, and where that zone is applied in the Code.

Note: the primary legal references for allowed uses are Table 2‑2 and § 17.205.070; the dimensional standards come from the tables in each zone chapter (e.g., Table 2‑4 for residential, Table 2‑6 for commercial, Table 2‑7 for industrial, Table 2‑8/2‑9 for mixed‑use).

RE — Residential Estate

  • Purpose: Very‑low‑density residential to implement Very‑Low‑Density GP land use. § 17.200.020.
  • Typical permitted uses: estate single‑family residences and agricultural activities where allowed by Table 2‑2 (uses are typically P for agricultural/residential uses; nonresidential uses often prohibited). See § 17.205.070.
  • Key standards (Table 2‑4 / Chapter 17.215): Minimum density 0.0–1.0 du/acre; parcel area 2 acres; parcel width 150 ft; front setback 25 ft; interior/side 20 ft; rear 20 ft; lot coverage 50%; primary structure height max 35 ft; accessory structure 15 ft. See § 17.215.030 and Table 2‑4.

RR — Rural Residential

  • Purpose: Rural/residential transitions from agricultural areas. § 17.200.020.
  • Typical permitted uses: larger‑lot single‑family, some limited agricultural uses; check Table 2‑2 for animal keeping limits and MUP/CUP triggers (e.g., commercial aviaries, livestock). See § 17.205.070 and use table entries for animals/agrarian uses.
  • Key standards (Table 2‑4): Minimum/maximum density 0.0–2.0 du/acre; parcel area 15,000 sq ft; parcel width 100 ft; front setback 25 ft; lot coverage 50%; primary height 35 ft; accessory 15 ft. See § 17.215.030 and Table 2‑4.

RL — Residential Low‑Density

  • Purpose: Traditional single‑family neighborhoods. § 17.200.020.
  • Typical permitted uses: single‑family dwellings (P or zoning clearance), accessory structures, limited home‑occupations; see Table 2‑2 § 17.205.070.
  • Key standards (Table 2‑4): Density 2.1–7.0 du/acre; parcel area 5,000 sq ft; parcel width 50 ft (interior); front setback 20 ft (house), garage 20 ft; interior side 5 ft; rear 20 ft; lot coverage 55%; primary height 35 ft; accessory 15 ft. See § 17.215.030 and Table 2‑4.

RM — Residential Medium‑Density

  • Purpose: duplex/row/townhouse style multi‑family. § 17.200.020.
  • Typical permitted uses: two‑ to small multi‑family residential types (see Table 2‑2; multi‑family requires conformance to Chapter 17.420 amenities). § 17.205.070.
  • Key standards (Table 2‑4 & Chapter 17.420): Density 5.0–14.0 du/acre; parcel area 4,000 sq ft; front setback 15 ft for house / 20 ft for garage; interior side 5 ft; rear 10 ft; lot coverage 60%; primary height 35 ft. See § 17.215.030 and § 17.420.040.

RH — Residential High‑Density and RVH — Residential Very‑High‑Density

  • Purpose: townhomes, apartments and higher density housing to meet GP HDR/VHDR targets. § 17.200.020.
  • Typical permitted uses: multi‑family residential; accessory dwelling units follow local ADU rules (see ADU link). Allowed uses and permit types in Table 2‑2 control specifics. § 17.205.070.
  • Key standards (Table 2‑4): RH density 14.1–22.0 du/acre; RVH 22.1–32.0 du/acre; parcel areas typically 20,000 sq ft for RH/RVH; lot coverage 60%; primary max height RH 45 ft, RVH 45 ft; accessory 15 ft. See § 17.215.030 and Table 2‑4.

CN / CG / CR / OP — Commercial & Office Zones

  • Purpose: neighborhood to regional commercial, office parks — Table 2‑6 controls development standards. § 17.220.030 and § 17.200.020.
  • Typical permitted uses: retail, restaurants, offices — allowed/conditional per Table 2‑2; alcohol sales and drive‑thru rules have specific sections (see § 17.430.040 for alcohol).
  • Key standards (Table 2‑6): examples — CN parcel area 20,000 sq ft; maximum FAR CN 0.40 / CG 0.50; front setbacks CN 15 ft, CG 10 ft; abutting residential increases side/rear setbacks (10–35 ft per table). Primary structure heights commonly 35–45 ft depending on zone. See § 17.220.030 and Table 2‑6.

BP / IL / IH — Business Park and Industrial Zones

  • Purpose: business park and light/heavy industrial uses. § 17.225.030 (industrial standards) and Table 2‑7.
  • Typical permitted uses: warehousing, manufacturing, distribution — check Table 2‑2 for MUP/CUP triggers and limits on outdoor storage; vehicle storage and towing has special controls and a 300 ft buffer to residential/commercial zones (§ 17.430.350).
  • Key standards (Table 2‑7): BP parcel area (net) 5 acres; IL/IH parcel widths/depths specified; FAR: BP 1.0, IL/IH 0.5; setbacks and height limits in Table 2‑7 and general setback rules (§ 17.305.120). See § 17.225.030 and § 17.305.120.

MU / MU‑E / DV — Mixed‑Use, Mixed‑Use Entertainment, Downtown Village

  • Purpose: vertical/horizontal mixed use, higher FAR/density in targeted corridors/downtown. § 17.227.030 and Table 2‑8/2‑9.
  • Typical permitted uses: combined residential + ground‑floor retail/entertainment; development standards and density incentives are zone‑specific in Table 2‑8 (residential density minimum/maximum, FAR, parcel size). § 17.227.030.
  • Key standards (Table 2‑8): Minimum density 10.1 du/acre; maximum 36.0 (MU/MU‑E) and 40.0 in DV; max FAR MU 0.75, MU‑E 1.0, DV 2.0; parcel area net 10,000 sq ft (MU/MU‑E) and 5,000 sq ft (DV); perimeter setbacks and reduced front setbacks in DV (front 0–5 ft allowed). See § 17.227.030 and Table 2‑8.

OSG / OSR / PI — Open Space & Public Institutional; SP — Specific Plan

  • Purpose: parks/open space, public institutions and specific plan areas; uses controlled tightly and often per a specific plan. See § 17.200.020 and related sections.

Quick reference table — decision‑relevant standards and where to read them

Topic What to check Code reference
What uses are allowed in a zone See Table 2‑2 (Allowed Uses & Permit Requirements) and confirm P/MUP/CUP/TUP status for the specific use in the specific zone § 17.205.070
Residential zone dimensional standards (setbacks, density, lot size, coverage) Use Table 2‑4 and Chapter 17.215 for Residential Zone rules (paving, density incentives, ADU exceptions) § 17.215.030–040; Table 2‑4
Commercial / Office development standards Use Table 2‑6 (CN/CG/CR/OP) for parcel dims, FAR, setbacks and heights § 17.220.030; Table 2‑6
Industrial standards (BP/IL/IH) See Table 2‑7 (industrial parcel dims, FAR, setbacks) § 17.225.030; Table 2‑7
Mixed‑use density/FAR and special DV rules Use Table 2‑8 and Table 2‑9 for small‑lot/mixed‑use subdivisions § 17.227.030; Tables 2‑8/2‑9
If a use is not in the table Director applies interpretation rules; some unlisted uses may be disallowed or require a CUP § 17.105.020H; § 17.205.040
Design review trigger and authority Site plan & design review required before building/grading/building permit for most projects; thresholds in Chapter 17.630 § 17.630.030

Checklist (what an applicant must satisfy for a land‑use decision)

  • Confirm the parcel’s zoning on the City Zoning Map (Table 2‑1) and read the zone name (§ 17.200.020).
  • Look up your specific proposed use in Table 2‑2 to determine P / MUP / CUP / TUP / prohibited and note any cross‑references in the last column (§ 17.205.070).
  • Confirm dimensional standards (lot area, width, setbacks, height, lot coverage, density) in the zone’s development‑standards table (Res.: Table 2‑4; Comm.: Table 2‑6; Ind.: Table 2‑7; MU: Table 2‑8/2‑9) and apply any overlay rules. See § 17.215.030, § 17.220.030, § 17.225.030, § 17.227.030.
  • Confirm off‑street parking needs per land use (Chapter 17.330 / Table 3‑5) and include required stalls in site plan. See San Jacinto Parking and § 17.330.
  • Determine whether site plan & design review is required and the appropriate review authority; file per Chapter 17.630. See San Jacinto Design Review.
  • If the use is conditional (CUP/MUP) prepare findings and study impacts (noise, traffic, buffering) — Chapter 17.605 applies.
  • Check overlays or combining zones (e.g., RAAB, H6) that may add locational constraints (see § 17.200.020 and Overlay Districts link).
  • Apply for any additional permits referenced (e.g., alcohol sales § 17.430.040, agritourism § 17.430.030, vehicle storage § 17.430.350) as applicable.

Risks & Ambiguities

Issue Why it matters What to verify
Unlisted uses in Table 2‑2 If your proposed activity isn’t listed it may be disallowed or need a CUP — Director interpretation controls outcome Confirm Director interpretation under § 17.105.020H and § 17.205.040; request a formal interpretation or pre‑application meeting.
Parcel-specific deviations (infill / small lots) Infill relief and small‑lot exceptions exist but have thresholds (e.g., pre‑2023 parcels; small‑lot standards) Check § 17.227.040 (mixed‑use exceptions), § 17.225.040/Table 2‑9 for small lot rules; "Verify with the jurisdiction" for applicability.
Setback/height measurement vs. real topography Code measures height from finished grade and has hillside rules — projects on slopes get special treatment Confirm measurement method and potential exceptions per § 17.305.060 (height measurement) and § 17.305.070 (hillside development).
Combined overlay requirements Overlay or combining zones (e.g., RAAB, H6) can impose extra locational rules Check § 17.200.020 (list of combining/overlay zones) and the Overlay Districts page.
Parking calculation differences Table 3‑5 has use‑specific ratios; reductions or studies possible but require process Confirm required stall counts in Table 3‑5 and whether a parking demand study/CUP is needed (Chapter 17.330 / Table 3‑5).

Plain‑English summary

San Jacinto uses a standard table‑based zoning code (Title 17): find your parcel’s zone on the Zoning Map, look up your specific use in Table 2‑2 to see if it’s allowed (P/MUP/CUP/—), then make sure the project meets the zone’s numeric rules in the development‑standards table for that zone (setbacks, lot size, height, density, coverage). If the use is not listed or your project needs exceptions, the Director or discretionary permit process controls the outcome; verify specifics with a pre‑application meeting. See § 17.205.070, § 17.215.030, and § 17.630.030 for the controlling process rules.

Source References

  • Title 17 — Development Code (Title 17, Zoning), City of San Jacinto — official code file (contains Tables 2‑1 through 2‑9, Article 2, Article 3, Article 4, Chapter 17.215, 17.220, 17.225, 17.227, 17.305, 17.330, 17.430, 17.605, 17.630). See the compiled code excerpts used here:
  • Allowed uses and permit types: § 17.205.070 (Table 2‑2; rules for P / MUP / CUP / TUP)
  • Residential zone development standards and Table 2‑4: § 17.215.030 / § 17.215.020 (Development standards table)
  • Mixed‑use development standards (Tables 2‑8 & 2‑9): § 17.227.030 and associated tables
  • Commercial/Office standards (Table 2‑6): § 17.220.030 and Table 2‑6
  • Industrial standards (Table 2‑7): § 17.225.030 and Table 2‑7
  • Setback rules and measurement: § 17.305.120 (Setback Regulations and Exceptions)
  • Parking requirements and Table 3‑5: Chapter 17.330 and Table 3‑5 (off‑street parking by land use)
  • Site plan & design review authority and thresholds: § 17.630.030 (Site Plan and Design Review)
  • Agritourism special use rules: § 17.430.030 (agrarian/visitor uses — CUP triggers and standards)
  • Alcohol sales standards and CUP/MUP triggers: § 17.430.040
  • Vehicle storage / towing rules (buffers to residential): § 17.430.350

Sources

Retrieved passages

  • San Jacinto Zoning Code (Article 8) High relevance
  • San Jacinto Zoning Code (§ 17.205.070.) High relevance
  • San Jacinto Zoning Code (§ 17.430.030.) High relevance
  • San Jacinto Zoning Code (chapter as) High relevance
  • San Jacinto Zoning Code (§ 17.100.040.) High relevance
  • San Jacinto Zoning Code High relevance
  • San Jacinto Zoning Code High relevance
  • San Jacinto Zoning Code (§ 17.205.050.) High relevance
  • San Jacinto Zoning Code (section number) High relevance
  • San Jacinto Zoning Code (§ 17.420.040.) High relevance
  • San Jacinto Zoning Code (Article 8) High relevance
  • San Jacinto Zoning Code (Article 8) High relevance
  • San Jacinto Zoning Code (§ 17.425.020.) Medium relevance
  • San Jacinto Zoning Code (§ 17.215.020.) High relevance
  • San Jacinto Zoning Code (Article 8) Medium relevance
  • San Jacinto Zoning Code (§ 17.215.050.) Medium relevance

Cited sections

Frequently asked questions

What can I build on an RL lot in San Jacinto?

You must read Table 2‑2 to confirm whether the specific use (single‑family, home occupations, accessory uses) is allowed in RL; typical single‑family dwellings are allowed subject to zoning clearance and compliance with the RL development standards in Table 2‑4 (parcel area, setbacks, lot coverage). See § 17.205.070 and § 17.215.030.

How do I tell whether my commercial use needs a Conditional Use Permit?

Check Table 2‑2 for your land‑use row and the commercial zone column. If the cell shows CUP, a conditional use permit (Chapter 17.605) is required; if it shows MUP you need a minor use permit; if P, a zoning clearance may suffice. See § 17.205.070.

What are the standard front setbacks in San Jacinto residential zones?

Front setbacks are set in Table 2‑4 and vary by residential zone: for example RE / RR are 25 ft front; RL front is 20 ft (house) with garage 20 ft; RM front 15 ft (house) / 20 ft (garage). See § 17.215.030 and Table 2‑4.

Do I always need design review for a new building or addition?

Most projects that add floor area, build new structures, or substantially modify exteriors require site plan and design review before building permits; Chapter 17.630 lists thresholds and review authority. Small infill single‑family exceptions exist (see exemptions). See § 17.630.030.

Where are parking requirements found for a new use?

Off‑street parking standards are in Chapter 17.330 and the parking table (Table 3‑5) which lists the stalls per use (e.g., restaurants, offices, multi‑family). Check Table 3‑5 for the numeric ratio and note reductions or studies require a permit. See § 17.330 and Table 3‑5.

Can I run an agritourism business (farm tours, tasting room) in San Jacinto?

Agritourism is allowed only with a conditional use permit and has explicit standards: minimum lot 10 acres, setbacks 100 ft from property lines for buildings/common areas, paved parking and street improvements, and limits on how much of the lot can be non‑agricultural (see § 17.430.030).

What happens if my proposed use is similar but not identical to a table entry?

If a use is not listed in Table 2‑2, Chapter 17.105 (interpretation) applies and the Director determines whether the unlisted use is like a listed use; otherwise it may be disallowed or require a CUP. See § 17.105.020H and § 17.205.040.

What are the mixed‑use zone density and FAR limits I should expect downtown?

Mixed‑Use zones use Table 2‑8: minimum density 10.1 du/acre, maximum generally 36.0 du/acre (DV up to 40.0); FAR caps are 0.75 for MU, 1.0 for MU‑E and 2.0 for DV. See § 17.227.030 and Table 2‑8.

Where are rules about temporary uses and special events?

Temporary uses (seasonal sales, events) are handled by the Temporary Use Permit process and rules in Chapter 17.640; Table 2‑2 shows where TUP is allowed. See § 17.205.060 and Table 2‑2.

If my project is on a slope, are there special rules?

Yes — hillside development rules apply for slopes over 15% and additional review applies. See § 17.305.070 (Hillside Development) and § 17.630.030 for review authority. Verify applicable hillside thresholds with staff. ---

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