Local zoning · San Jacinto

San Jacinto — Overlay Districts

Q: What are the key rules on a parcel with the -6HE overlay?

If a residential component is proposed on a -6HE parcel the code requires a minimum density of 20 du/net acre and that residential uses comprise at least 50% of gross floor area in mixed‑use projects; special allowances apply if ≥20% of units are lower‑income affordable. See § 17.235.040.E .

Q: Can I run a cottage business in an RR or RL zone if my lot has -RAAB?

Yes — the -RAAB overlay authorizes cottage businesses in RR and RL zones, but those businesses must meet the operational and development standards set out in § 17.430.140 . See § 17.235.030.C–D and § 17.430.140 .

Q: Do projects in a housing overlay get special review?

Yes. Activities in the -6HE that require site plan and design review must follow Chapter 17.630 ; the overlay therefore imposes an additional review layer and documentation expectations. See § 17.235.040.B .

Overlay Districts under the San Jacinto local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 2, 2026

Overview

San Jacinto uses combining/overlay zones to layer site-specific standards on top of the base zone where special site, neighborhood, or policy objectives apply. The overlay rules are located in the Development Code Title 17 and are implemented via the Zoning Map; the two overlays currently established in the code are the -RAAB and the -6HE (6th Cycle Housing Element) designations. See the City's zoning map and base zone listings for parcel-specific overlay application San Jacinto Zoning.

How overlays work (core rules)

Overlays are “suffix” symbols appended to the base zone on the Zoning Map (example: RL-6HE) and are mapped on the official Zoning Map on file with the City. Confirm the overlay on a parcel via the Zoning Map. See § 17.235.020 and § 17.200.030.
A use allowed in the base zone remains allowed in the overlay unless the overlay expressly changes that allowance; overlays add requirements, not generally new prohibitions, unless stated. See § 17.235.020.B–D.
Permit and development-review tracks are generally those of the base zone; overlays can add required review steps (for example, site plan and design review). See § 17.235.020.C.

Overlay district breakdown (district-by-district)

Note: the Development Code lists overlay symbols in Table 2‑1 as -H6 while the overlay chapter names the housing overlay -6HE; this naming difference appears in the code and is discussed under Risks & Ambiguities below.

-RAAB (Residential Agricultural Accessory Business)

Purpose: The -RAAB Combining/Overlay Zone is intended to allow and manage low‑intensity nonresidential activity that coexists with low‑density residential areas, preserving rural/residential compatibility. See § 17.235.030.A.
Typical permitted uses: All uses allowed in the base RR (Residential Rural) or RL (Residential, Low‑Density) zones plus specifically authorized cottage businesses where applicable; cottage businesses are allowed in addition to residential uses. See § 17.235.030.B–C and Table 2‑2 for base zone uses.
Key dimensional / operational standards: Cottage businesses in -RAAB must comply with the cottage business standards in § 17.430.140 (site, hours, parking, setbacks, operations); otherwise the base‑zone development standards (setbacks, height, coverage, parking) remain applicable. See § 17.235.030.D and cross‑references to base zone tables.
Where it applies: The -RAAB overlay may be applied only to parcels already zoned RR or RL. See § 17.235.030.B.

Practical note: Expect the City to treat cottage businesses as accessory/commercial activities with site‑specific operating controls (noise, screening, parking). Confirm cottage‑business technical limits in § 17.430.140.

-6HE (6th Cycle Housing Element overlay) — sometimes listed as -H6

Purpose: The -6HE overlay (6th Cycle Housing Element) is intended to identify properties that the adopted 6th Cycle Housing Element relied upon for accommodating part of San Jacinto’s lower‑income RHNA, and to ensure projects on those parcels are processed with the additional analysis / disclosure expected by the Housing Element. See § 17.235.040.A.
Typical permitted uses: Uses remain those of the underlying base zone unless the overlay expressly modifies them; the overlay itself does not create a different use table. See § 17.235.040.C–D.
Key dimensional / program standards (decision‑relevant):
- Minimum residential density: 20 dwelling units per net acre where a residential component is proposed. See § 17.235.040.E.1.
- Residential floor‑area minimum in mixed use: residential uses must occupy at least 50% of total gross floor area of a mixed‑use project. See § 17.235.040.E.2.
- If ≥20% of units are affordable to lower‑income households, both owner‑occupied and rental multi‑family uses are permitted per the overlay’s allowances; state affordability definitions apply. See § 17.235.040.E.3.
- Applicants may seek a density bonus under Government Code § 65915. See § 17.235.040.E.4.
Review and process hooks: Activities in -6HE that require site plan and design review must follow Chapter 17.630 (site plan/design review) and landscape/irrigation review (Chapter 17.325); the overlay can therefore add mandatory review steps. See § 17.235.040.B.
Removal/change: A property owner can petition to remove the -6HE overlay but must meet replacement obligations consistent with the Housing Element and state law. See § 17.235.040.F.

Practical note: On a parcel mapped RL‑6HE (or RL‑H6 per Table 2‑1), expect the City to check densities, affordability mixes, and that the project achieves the overlay’s required residential share before approving design review. See § 17.235.040.B,E.

Quick reference table — most decision‑relevant overlay rules

Topic	Rule / Standard (plain English)	Code reference
Overlay authority & mapping	Overlay symbols are appended to base‑zone symbols on the Zoning Map (example: RL‑6HE).	§ 17.235.020.A; § 17.200.030
Base‑zone uses remain allowed	A use allowed in the base zone is allowed in the overlay unless modified by the overlay.	§ 17.235.020.B
Permit & standards default	Development in an overlay must obtain the base zone permits and meet base standards unless overlay says otherwise.	§ 17.235.020.C–D
-RAAB — allowed extra uses	Cottage businesses allowed in RR / RL when the overlay is applied; must meet cottage‑business standards.	§ 17.235.030.C–D; cross ref § 17.430.140
-6HE — minimum density	Minimum residential density: 20 du/acre (net) for residential proposals in the overlay.	§ 17.235.040.E.1
-6HE — mixed‑use residential share	Residential must be ≥50% of gross floor area in mixed‑use developments.	§ 17.235.040.E.2
-6HE — affordable project allowance	If ≥20% of units are lower‑income affordable, owner‑occupied and rental multi‑family are permitted.	§ 17.235.040.E.3
Change/remove overlay	Owner may petition to remove -6HE, but replacement consistent with Housing Element / state law required.	§ 17.235.040.F

Checklist

Confirm overlay(s) on the parcel via the official Zoning Map and Table 2‑1; identify exact overlay symbol (e.g., -RAAB, -6HE or -H6). § 17.200.030, Table 2‑1.
Confirm base zone development standards (setbacks, height, lot coverage, parking) in Article 2 and Chapter 17.305; overlays default to the base standards unless stated otherwise. § 17.235.020.D.
For -RAAB parcels: determine whether proposed activity qualifies as a cottage business and follow § 17.430.140 standards (operations, parking, screening). § 17.235.030.
For -6HE parcels: demonstrate compliance with 20 du/net acre and ≥50% residential GFA (if mixed‑use) in initial project materials; prepare to request density bonus if needed. § 17.235.040.E.
Prepare required site plan and design review materials where the overlay or base zone requires design review; see Chapter 17.630 and the city's design criteria. § 17.235.040.B.
Address related standards (landscape/irrigation per Chapter 17.325, off‑street parking per Chapter 17.330) and include those sheets in the application. See Chapter 17.325 and 17.330.
If seeking removal of -6HE, prepare a zoning amendment application and replacement analysis consistent with the 6th Cycle Housing Element and state law. § 17.235.040.F.

(Links applied above for key procedural topics: San Jacinto Development Standards, San Jacinto Parking, San Jacinto Design Review, San Jacinto Land Use, San Jacinto ADUs, California Building Standards Code.)

Risks & Ambiguities

Issue	Why it matters	What to verify
Naming inconsistency: -6HE vs -H6	Table 2‑1 identifies the 6th Cycle overlay as -H6 while Chapter 17.235 names it -6HE; permits and map labels must match legal descriptions.	Verify the official Zoning Map legend and ask Planning staff which symbol is controlling for the parcel; confirm the City Clerk’s controlling hard‑copy if electronic map differs. See Table 2‑1 and § 17.235.040.
Overlay vs. base standard conflict	§ 17.235.020.E states overlay provisions control conflicts, but § 17.235.040.D also says -6HE does not change base development standards — this can create interpretive tension.	Confirm which specific standard the City will apply when an overlay appears to both modify and defer to the base zone (clarify with the Director or through a formal interpretation).
Cottage business technical limits	The overlay authorizes cottage businesses but the detailed operational and dimensional limits live in § 17.430.140 (not reproduced fully here).	Obtain and review § 17.430.140 for parking, size, operating hours, and screening requirements before design. § 17.235.030.D; § 17.430.140.
Parcel‑specific relief or exceptions	Overlays refer applicants to base‑zone permits; in practice small differences (setbacks, parking) may need discretionary variances.	If a project cannot meet an overlay plus base standard, check variance/exception tracks (Chapter 17.720 & Variances/Exceptions page) and confirm review authority. Verify with the jurisdiction.
Housing Element replacement obligation	Removing a -6HE designation requires replacement consistent with the Housing Element and state housing law; this is a substantive obligation.	If considering de‑mapping, get early guidance from Planning and legal counsel to understand replacement commitments and state RHNA rules. See § 17.235.040.F.

Plain‑English summary

San Jacinto’s overlay zones are map layers that add parcel‑specific rules on top of whatever base zone your property already has; the two current overlays are -RAAB (lets small cottage businesses operate in rural/low‑density residential areas with rules) and -6HE (marks parcels important to the City’s 6th Cycle Housing Element and imposes density/mix expectations like 20 du/acre and 50% residential GFA for mixed‑use). Read the overlay rules in tandem with your base‑zone standards and confirm the overlay symbol on the official Zoning Map before you design a project. See § 17.235.030 and § 17.235.040.

Source References

Title 17, Article 2: Zones Established; Table 2‑1 (Zones and Combining/Overlay Zones) — Table shows combining/overlay symbols including -RAAB and -H6.
§ 17.200.030 Zoning Map adopted (official map is controlling).
Chapter 17.235 Combining/Overlay Zones: § 17.235.010 (Purposes) and § 17.235.020 (Applicability, mapping, uses, permits).
§ 17.235.030 Residential Agricultural Accessory Business (-RAAB).
§ 17.235.040 6th Cycle Housing Element Overlay (-6HE) — purpose, applicability, density and residential share requirements, change‑of‑zone direction.
Cross references in the Development Code cited above: Chapter 17.325 (Water Efficient Landscape and Irrigation), Chapter 17.330 (Off‑Street Parking), Chapter 17.630 (Site Plan and Design Review), and § 17.430.140 (Cottage Businesses). See the specific sections cited in the body for location.

Sources

Retrieved passages

San Jacinto Zoning Code (Chapter 17.235.) High relevance
San Jacinto Zoning Code (§ 17.420.040.) High relevance
San Jacinto Zoning Code (§ 17.100.040.) High relevance
San Jacinto Zoning Code (Article 8_) High relevance
San Jacinto Zoning Code (§ 17.200.030.) Medium relevance
San Jacinto Zoning Code (§ 17.425.020.) Medium relevance
San Jacinto Zoning Code (§ 17.100.050.) Medium relevance
San Jacinto Zoning Code (Article 2) Medium relevance
San Jacinto Zoning Code (section and) High relevance
San Jacinto Zoning Code (section shall) High relevance
San Jacinto Zoning Code (section may) Medium relevance
San Jacinto Zoning Code (§ 17.200.030.) Medium relevance
San Jacinto Zoning Code (§ 17.620.020.) Medium relevance

Cited sections

Official San Jacinto code library

Frequently asked questions

Can an overlay change what uses are allowed on my San Jacinto property?

Yes — but only if the overlay expressly modifies base‑zone uses. Generally a use allowed in the base zone remains allowed in the overlay unless the overlay says otherwise. See § 17.235.020.B and the specific overlay sections (for example § 17.235.030 and § 17.235.040).

What does RL‑6HE (or RL‑H6) on the Zoning Map mean?

That label means the parcel is in the RL (Residential, Low‑Density) base zone with the 6th Cycle Housing Element overlay applied. The overlay suffix is explained in § 17.235.020.A; confirm the exact overlay symbol and legal map with the official Zoning Map. § 17.235.020.A; § 17.200.030.

What are the key rules on a parcel with the -6HE overlay?

If a residential component is proposed on a -6HE parcel the code requires a minimum density of 20 du/net acre and that residential uses comprise at least 50% of gross floor area in mixed‑use projects; special allowances apply if ≥20% of units are lower‑income affordable. See § 17.235.040.E.

Can I run a cottage business in an RR or RL zone if my lot has -RAAB?

Yes — the -RAAB overlay authorizes cottage businesses in RR and RL zones, but those businesses must meet the operational and development standards set out in § 17.430.140. See § 17.235.030.C–D and § 17.430.140.

Does an overlay change setback, height or parking rules?

Not automatically. Overlays generally defer to the base‑zone development standards (setbacks, height, parking) unless the overlay explicitly modifies them. For -6HE the overlay expressly states it does not change base development standards; however the overlay can add other mandatory requirements (e.g., density, design review). See § 17.235.020.D and § 17.235.040.D.

Do projects in a housing overlay get special review?

Yes. Activities in the -6HE that require site plan and design review must follow Chapter 17.630; the overlay therefore imposes an additional review layer and documentation expectations. See § 17.235.040.B.

Can I remove the -6HE from my property?

A property owner may petition for removal, but removal requires replacement consistent with the 6th Cycle Housing Element program and state law — expect a formal zone‑change process and replacement obligations. See § 17.235.040.F.

If my project can’t meet the overlay requirements, what options exist?

If you can’t meet a standard, look at discretionary routes (variances, planned development, density bonuses under Gov. Code § 65915) or request an interpretation from the Director; specifics depend on the standard and review authority. Verify permitted exceptions with the Planning Department and review Chapters on Planned Development and Variances. See § 17.620 and § 17.235.020.

Does the overlay affect ADU rules?

Not directly in the overlay text; overlays defer to the base zone and other applicable local rules. ADU rules are governed by other code provisions and state law — check the ADU chapter and state ADU rules for specifics. See § 17.235.020.D and consult the City ADU rules.

Ask about any San Jacinto property

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

Start Free Trial