Local zoning · San Jose

San Jose — Land Use

Q: What can I build on an R‑1 lot in San José?

You can generally build a one‑family dwelling and accessory structures consistent with the R‑1 use table; ADUs are allowed subject to the ADU rules. The R‑1 development standards (front, side/rear setbacks, maximum height) are in Table 20‑60 and the allowed uses are listed in § 20.30.100 .

Q: How do I know whether my proposed commercial use is allowed?

Check the Commercial district uses table (Table 20‑100 ) for the district mapped on your parcel. If the use is marked P it is permitted; C or S means you must apply for a Conditional or Special Use Permit under Chapter 20.100 . See § 20.40.100 and § 20.100.310 .

Q: Can I build an ADU on my single‑family lot and what are the limits?

Yes—ADUs are permitted and governed by Part 4.5 of Chapter 20.80 . Typical size limits are 1,000 sq ft on lots ≤9,000 sq ft and 1,200 sq ft for larger lots; detached ADU heights are 18 ft (1‑story) or 25 ft (2‑story) and side/rear setbacks may be 0 ft in many situations but see § 20.80.175 for exceptions. State ADU law also constrains local rules.

Q: What commercial uses are required to be ground‑floor active uses downtown?

The downtown Table 20‑140 contains an “Additional Use Regulations for the Ground Floor Active Use Area Overlay” column specifying which ground‑floor spaces must be active uses in parts of the DC district; the area is described in § 20.70.520 . Check Table 20‑140 for the specific use list and notes.

Q: Are heavy industrial uses allowed in LI or HI districts?

Industrial uses are listed in Table 20‑110 . Light manufacturing, industrial services and warehouses are commonly permitted in LI ; heavier or hazardous uses may be conditional or excluded in certain industrial districts — consult § 20.50.100 and Table 20‑110 for the specific use designation.

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

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Last reviewed: July 2, 2026

Overview

San José regulates land use primarily through Title 20 (Zoning). Allowed, conditional, special and administrative uses are shown by letter codes in the land‑use tables (e.g., Table 20‑50, 20‑60, 20‑90, 20‑110, 20‑140, 20‑156) and implemented with district‑specific development standards. For a quick starting point use the city's zoning overview; consult the development standards and parking rules that apply to each district. The code defines the permit categories (P, C, S, A, R) and ties C/S/A approvals to Chapter 20.100 procedures.

Note: this page summarizes what Title 20 says about land use (allowed uses, conditional uses, and the key zoning district standards). It does not cover the Building Code (see the California Building Standards Code) or state housing statutes except where Title 20 directly cites them. Verify parcel‑specific results with the City.

How Title 20 organizes land‑use rules (short guide)

The “Uses Allowed” parts of each zoning chapter list the district‑by‑district land‑use matrix (e.g., Table 20‑50 for residential, Table 20‑100 for commercial, Table 20‑110 for industrial, Table 20‑140 for downtown, Table 20‑156 for main‑street/pedestrian districts).
“P” = Permitted; “C” = Conditional (requires a Conditional Use Permit under Chapter 20.100); “S” = Special Use Permit; “A” = Administrative Permit; “R” = Restricted (zoning code verification); “-” = not permitted. The downtown tables add variants (PGP/CGP/SGP) when General Plan residential restrictions apply.
Districts include Residential (R‑1, R‑2, R‑M, R‑MH), Commercial (CO, CP, CN, CG, PQP), Downtown (DC, DC‑NT1, Active Use Area Overlay), Industrial (CIC, TEC, IP, LI, HI), Open Space/Agriculture (OS, A), and several Mixed‑Use and Pedestrian districts (MUN, MUC, MS‑G, MS‑C, etc.). Each district chapter begins with purpose language and then the use tables and development standards.

District‑by‑district breakdown (select, decision‑relevant districts)

Residential — R‑1, R‑2, R‑M, R‑MH

Purpose: Reserve land for low‑ to higher‑density housing (single‑family in R‑1, two‑family in R‑2, multi‑family in R‑M, mobilehome parks in R‑MH).

Typical permitted uses: One‑family dwelling is permitted in R‑1; duplexes and multiple dwellings are allowed in R‑2 and R‑M as indicated in Table 20‑50. Accessory Dwelling Units (ADUs) are permitted subject to Part 4.5 of Chapter 20.80.

Key dimensional standards (typical / representative): front setbacks and side/rear setbacks and maximum height are set in Table 20‑60; many R‑1 variants show front setback 20–30 ft, interior side 5 ft, maximum height 35 ft, max stories 2.5. Parcel‑specific subtype (R‑1‑8, R‑1‑5, etc.) controls exact minimum lot area. See § 20.30.200 and Table 20‑60.

Where it applies: Residential chapters and tables cover parcels zoned R‑1/R‑2/R‑M/R‑MH; accessory and incidental uses rules appear at 20.30.100 and related subsections.

Commercial — CO, CP, CN, CG, PQP (Public/Quasi‑Public)

Purpose: Provide for different commercial intensities from neighborhood shopping to general commercial and public/quasi‑public uses.

Typical permitted uses: Retail and service uses as shown in Table 20‑100; professional offices and most retail are generally permitted (P) where marked; certain uses such as full off‑sale alcohol may be conditional. See § 20.40.100 and Table 20‑100.

Key dimensional standards: Table 20‑100 sets minimum lot area (commonly 6,000 sq ft for many commercial districts), setback exceptions, and height rules—see § 20.40.200 and Table 20‑100. Parking rules referenced in Chapter 20.90 apply to commercial development.

Where it applies: Properties mapped CO/CP/CN/CG or PQP on the zoning map and Land Use/Transportation Diagram. Verify overlay rules (e.g., Urban Village plans) that may modify standards.

Downtown — DC, DC‑NT1, Active Use Area Overlay

Purpose: Regulate downtown commercial, office and mixed‑use development with special ground‑floor active use rules.

Typical permitted uses: Retail, business/administrative offices, and ground‑floor commercial uses are tracked in Table 20‑140; some office uses are P, some uses are S or C depending on downtown GP designations. The table includes an “Additional Use Regulations for the Ground Floor Active Use Area Overlay” column.

Key dimensional standards: Downtown chapters (Part 4 of Title 20.70) include specific setback and height rules for DC and DC‑NT1; see §§ 20.70.200–20.70.220 and Table 20‑140 for use specifics.

Where it applies: Downtown zoning districts and portions of DC that fall inside the Active Use Area Overlay as described in § 20.70.520 and Table 20‑140.

Industrial — CIC, TEC, IP, LI, HI

Purpose: Protect industrial/manufacturing functions and separate heavier uses from non‑industrial districts.

Typical permitted uses: Light manufacturing, laboratory/processing, warehouses and industrial services are shown in Table 20‑110; hazardous or heavy manufacturing often appear as conditional or restricted. See § 20.50.100 and Table 20‑110.

Key standards: Table 20‑110 and § 20.50.100 specify whether a use is P/C/S and reference development standards (setbacks, lot area) and special overlays for Combined Industrial/Commercial areas.

Where it applies: Parcels mapped to the industrial districts and any parallel GP/overlay designations (Combined Industrial/Commercial) that may change allowable uses.

Open Space / Agriculture — OS, A

Purpose: Conserve natural resources, provide recreation, and allow agriculture consistent with the General Plan. § 20.20.010 describes district purposes.

Typical permitted uses: Agriculture, conservation, limited recreation and resource uses. Many permanent buildings in OS require a conditional use permit; detailed lists are in Table 20‑30.

Key dimensional standards: Table 20‑40 sets minimum lot area (commonly 20 acres in OS/A), setbacks (e.g., 50 ft / 300 ft from certain property types) and maximum height conventions in § 20.20.200.

Where it applies: Parcels zoned OS or A, including Coyote Valley Agriculture Overlay exceptions noted in § 20.20.200.

Mixed‑Use / Pedestrian — MUN, MUC, MS‑G, MS‑C, TR, UR, UVC

Purpose: Facilitate mixed residential/commercial development and pedestrian‑oriented main‑street form. See Part 3 (Mixed‑Use) and Part 3 (Pedestrian Oriented Districts).

Typical permitted uses and standards: Table 20‑137 (MUN) and Table 20‑156 (Main Street) list uses and build‑to lines, with special front build‑to lines (e.g., build‑to 5 ft / front setback max 10 ft in MS‑G) and maximum heights (MS districts up to 75 ft, with step‑back reductions near residential). See §§ 20.55.104 and 20.75.110–160.

Quick reference table — most decision‑relevant uses & standards

District / Topic	Key decision rules / typical numbers (bold = code values)	Code Reference
R‑1 (single‑family)	Front setback 20–30 ft, interior side 5 ft, max height 35 ft, One‑family dwelling = P, ADU = P (subject to ADU rules)	§ 20.30.200, § 20.30.100, § 20.80.175
Commercial (CO/CP/CN/CG)	Minimum lot area commonly 6,000 sq ft, uses shown in Table 20‑100 (retail, offices, services), some uses C or S as noted	§ 20.40.200, Table 20‑100
Downtown (DC / DC‑NT1)	Ground‑floor active‑use rules; uses shown in Table 20‑140; downtown GP restrictions PGP/CGP/SGP apply in parts	§ 20.70.100, Table 20‑140, § 20.70.520
Industrial (LI / HI / IP)	Manufacturing/warehouse uses P/C depending on district; hazardous uses often C or —; see Table 20‑110	§ 20.50.100, Table 20‑110
OS / A	Minimum lot area 20 acres (typical), setbacks 50 ft / 300 ft in Table 20‑40; many permanent buildings require CUP	§ 20.20.200, Table 20‑40
ADU (accessory dwelling)	Max ADU area 1,000 sq ft (lot ≤9,000) / 1,200 sq ft (lot >9,000); detached height 1‑story 18 ft / 2‑story 25 ft; side/rear setbacks 0 ft with exceptions; ADU rules override some local size rules.	§ 20.80.175, Table 20‑55
Permit categories	P = permitted; C = conditional (CUP under Chapter 20.100); S = special use permit; A = administrative; R = restricted (zoning code verification).	§ 20.70.100, § 20.30.100, § 20.40.100

Checklist — what an applicant must satisfy (plain, actionable)

Confirm the parcel's zoning district and any overlays (e.g., Active Use Area Overlay, Neighborhood Business Overlay). Verify via the City zoning map and the district chapter.
Consult the district “Uses Allowed” table for that district (Table 20‑30/50/90/110/140/156 as applicable) to see whether the proposed use is P, C, S, A, R, or “not permitted.”
If the use is marked C, prepare a Conditional Use Permit application following Chapter 20.100 procedures and findings.
Confirm applicable development standards (setbacks, heights, lot area, FAR) in the district’s development standards table (e.g., Table 20‑60, 20‑40, 20‑100, 20‑155).
Confirm parking requirements in Chapter 20.90 and whether reductions or bicycle parking standards apply (downtown/main‑street exceptions may apply). See the city’s parking guidance.
If proposing an ADU, follow Part 4.5 of Chapter 20.80 (size, height, setbacks) and state ADU law constraints (local rules cannot preclude an 800 sf ADU with 4‑ft side/rear under state law); see the ADU rules and the city’s ADU page.
Check for design review or historic district triggers (may require separate review — see the city’s design review and historic preservation pages). If the property is in a Planned Development (PD), read Chapter 20.120 for PD plan requirements.
Confirm any sewer / growth management suspension rules that might affect permitting timing (San José’s growth management rules may suspend building permits when sewer capacity is constrained).

Risks & Ambiguities

Issue	Why it matters	What to verify
Downtown GP residential constraints (PGP/CGP/SGP)	Uses marked PGP/CGP/SGP may be allowed only on downtown parcels that also meet specific General Plan residential designations — this can block otherwise “P” or “C” uses downtown.	Verify General Plan land use designation for the parcel and consult § 20.70.100 and Table 20‑140.
Overlay districts & Urban Village plans	Overlays (e.g., Neighborhood Business Overlay, Active Use Area Overlay) can change setbacks, FAR, allowed uses, or require additional design standards.	Check overlay maps and the overlay chapter (see § 20.55/20.65 and the overlay list). Verify overlay notes in the district tables.
Parcel subtype within R‑1 (R‑1‑8 / R‑1‑5 / R‑1‑2)	Minimum lot area, front setback and corner side setbacks differ by R‑1 subtype — using the wrong subtype yields wrong setbacks.	Confirm the exact zoning subtype in the city zoning map and apply Table 20‑60 values (§ 20.30.200).
ADU siting exceptions and state overrides	State ADU law limits what local rules can require; some local ADU rules are constrained by state law.	Follow Chapter 20.80 ADU rules and confirm state requirements; where local code conflicts with state ADU law, verify with jurisdiction.
Sewer capacity / Growth management	The city can suspend building permits if sanitary sewer capacity is exceeded, delaying projects.	Check § 15.12.425 (growth management) and consult Public Works for capacity allocation.
Non‑listed uses / table gaps	Uses not listed in the table are not permitted by Title 20 — but use descriptions in the table can be nuanced.	If a proposed use is not explicitly listed, it is not permitted; consider a Zoning Code Verification or PD zoning. See the “Uses Allowed” notes in the relevant chapter (e.g., § 20.30.100).

Plain‑English Summary

San José’s zoning (Title 20) tells you what activities are allowed where by district tables and a handful of standard symbols (P, C, S, A, R); each district chapter then sets the setbacks, height, lot area and special rules you must meet. If your use is “C” or “S” you need the permits and findings in Chapter 20.100, and overlays or downtown GP rules can add restrictions — always check the exact parcel zoning, overlays, and the district’s tables before designing.

Source References

Title 20, Part 1–6 (Zoning) — Uses allowed / permit codes and downtown specifics: § 20.70.100 (Allowed uses and permit categories)
Residential district purposes and development standards: § 20.30.010 and § 20.30.200 (Table 20‑60 development standards)
Accessory Dwelling Unit rules (dimensions, limits, setbacks): Part 4.5, Chapter 20.80, § 20.80.175 and Table 20‑55
Commercial district use and standards: § 20.40.100 and § 20.40.200 (Table 20‑100)
Industrial district uses: § 20.50.100 and Table 20‑110
Open Space / Agriculture development standards: § 20.20.200 and Table 20‑40
Mixed‑use / Main Street standards: § 20.55.104 (MUN) and §§ 20.75.100–160 (MS-G / MS‑C) including Table 20‑155 and 20‑151
Uses/permit procedures and noncompliance: Chapter 20.100 (e.g., § 20.100.310, § 20.100.340)
Downtown tables and Active Use Area Overlay: Table 20‑140, § 20.70.100, and § 20.70.520
Parking chapter references: Chapter 20.90 (off‑street parking rules, setbacks for parking)
Growth management sewer suspension: § 15.12.425 (building permits may be suspended for sewer capacity)

Sources

Retrieved passages

San Jose Zoning Code (Chapter 20.100.) High relevance
San Jose Zoning Code (Chapter 20.100.) High relevance
San Jose Zoning Code (§ 2) High relevance
San Jose Zoning Code (§ 20.40.100) High relevance
San Jose Zoning Code (Chapter 20.100.) High relevance
San Jose Zoning Code (§ 20.50.100) High relevance
San Jose Zoning Code (Chapter 20.100.) High relevance
San Jose Zoning Code (section number) High relevance
San Jose Zoning Code (section number) High relevance
San Jose Zoning Code (§ 20.30.500) High relevance
San Jose Zoning Code (Title 20) High relevance
San Jose Zoning Code (Section 20.80.1915.) High relevance
CFC § 20.80.175 (§ 20.80.175) High relevance
San Jose Zoning Code (chapter 20.170.010) Medium relevance
San Jose Zoning Code (§ 20.55.104) Medium relevance
San Jose Zoning Code (§ 20.30.200) Medium relevance

Cited sections

Official San Jose code library

Frequently asked questions

What can I build on an R‑1 lot in San José?

You can generally build a one‑family dwelling and accessory structures consistent with the R‑1 use table; ADUs are allowed subject to the ADU rules. The R‑1 development standards (front, side/rear setbacks, maximum height) are in Table 20‑60 and the allowed uses are listed in § 20.30.100.

What are San José setback requirements for residential lots?

Setbacks vary by residential subtype (R‑1‑8, R‑1‑5, R‑1‑2, etc.). Table 20‑60 (§ 20.30.200) lists typical values: for many R‑1 subtypes front setback 20–30 ft, interior side 5 ft, rear 20–25 ft, and max height 35 ft. Always confirm the parcel subtype on the zoning map.

How do I know whether my proposed commercial use is allowed?

Check the Commercial district uses table (Table 20‑100) for the district mapped on your parcel. If the use is marked P it is permitted; C or S means you must apply for a Conditional or Special Use Permit under Chapter 20.100. See § 20.40.100 and § 20.100.310.

Do I need a Conditional Use Permit (CUP) for a “C” use?

Yes. A use marked C in a district table requires a Conditional Use Permit processed under Chapter 20.100, and will be approved only if the required findings can be made. See the CUP procedures and compliance requirements in Chapter 20.100.

Can I build an ADU on my single‑family lot and what are the limits?

Yes—ADUs are permitted and governed by Part 4.5 of Chapter 20.80. Typical size limits are 1,000 sq ft on lots ≤9,000 sq ft and 1,200 sq ft for larger lots; detached ADU heights are 18 ft (1‑story) or 25 ft (2‑story) and side/rear setbacks may be 0 ft in many situations but see § 20.80.175 for exceptions. State ADU law also constrains local rules.

What commercial uses are required to be ground‑floor active uses downtown?

The downtown Table 20‑140 contains an “Additional Use Regulations for the Ground Floor Active Use Area Overlay” column specifying which ground‑floor spaces must be active uses in parts of the DC district; the area is described in § 20.70.520. Check Table 20‑140 for the specific use list and notes.

Are heavy industrial uses allowed in LI or HI districts?

Industrial uses are listed in Table 20‑110. Light manufacturing, industrial services and warehouses are commonly permitted in LI; heavier or hazardous uses may be conditional or excluded in certain industrial districts — consult § 20.50.100 and Table 20‑110 for the specific use designation.

If a use is not listed in the table, can I still do it?

No. Title 20 states that uses not listed in the district’s use table are not permitted. Consider a Zoning Code Verification, Conditional Use Permit, or Planned Development rezoning if the use is essential. See the “Uses Allowed” notes in the applicable district chapter (e.g., § 20.30.100).

Do I need design review for my project in San José?

Design review triggers depend on district, overlay and project type. This summary does not list every design review trigger; check the city’s design review guidance and the relevant district chapter. Not found in retrieved materials: an exhaustive list of design‑review triggers; verify with Planning.

Can the city delay issuing my building permit after zoning approval?

Yes. The City may suspend issuance of building permits under the growth management rules if sanitary sewer capacity is exceeded; see § 15.12.425. Confirm sewer capacity with Public Works early in the design phase.

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