Local zoning · San Jose

San Jose — Zoning

Q: Do overlays override base zoning standards in San José?

Yes — overlays (Chapter 20.65 ) can modify allowed uses and numeric standards. Where an overlay applies, its Part governs for the overlay area; check § 20.65.050 for applicability and the specific overlay Part for exact standards (e.g., TERO rules) . Link: San Jose Overlay Districts .

Q: Where can I find the downtown rules for uses and height?

Downtown has its own chapter (Chapter 20.70 ) with permitted uses, frontage rules and height/setback specifics; see § 20.70.020 and the Downtown parts for allowed uses and development standards (§ 20.70.100 et seq.) .

Zoning 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’s zoning rules live in Title 20 of the municipal code and establish the city’s zoning districts, permitted uses, and district-by-district development standards (setbacks, lot area, height, FAR/density) along with overlays and special-area rules. The ordinance establishes the districts and their boundaries (§ 20.10.060) and implements rules for residential, commercial, industrial, downtown, pedestrian-oriented, Urban Village and mixed-use districts, plus Planned Development (PD) and overlays (§ 20.10.010–20.10.060) . Development intensity in mixed-use and Urban Village districts is governed by FAR and du/acre standards in Part 20.55 (§ 20.55.040, § 20.55.100) . For operational items that a project will hit (setbacks, parking, site design), applicants must consult the city’s development standards and parking chapters and any applicable overlays: see the city’s development standards, parking, and design review guidance.

NOTE: This page interprets and synthesizes Title 20. Where Title 20 does not provide a numeric standard in the retrieved materials we flag the gap and advise verification with the City. All statements below are grounded to the cited municipal-code sections and the retrieved Title 20 excerpts .

How Title 20 is organized (short)

Zoning districts are established by code and mapped; see § 20.10.060 for the list of districts and § 20.10.090 for district boundaries .
Chapter breakdowns you will use most: Residential (Chapter 20.30), Commercial (20.40), Industrial (20.50), Urban Village & Mixed Use (20.55), PD (20.60), Overlay Districts (20.65), Downtown (20.70), Pedestrian/Main Street (20.75), Parking/Loading (20.90) .
Overlays (for example TERO and the AHO affordable housing overlay) modify base-district rules and have their own Part in Chapter 20.65 (§ 20.65.040–20.65.060) .

District-by-district breakdown (purpose, typical uses, key dimensional rules, where applied)

Notes on citations: each district below cites the controlling chapter or section in Title 20 where the district’s uses and standards are established. The municipal code includes detailed tables (e.g., Table 20‑60, Table 20‑136, Table 20‑137) referenced below; project-specific numeric answers should always be verified to the table for the parcel in question.

R-1 family residence districts (examples: R-1-8, R-1-5, R-1-2, R-1-1, R-1-RR)

Purpose: preserve one-family residential neighborhoods and regulate lot size, setbacks, height and accessory uses (Chapter 20.30) (§ 20.30.010, Table 20-60) .
Typical permitted uses: single-family dwellings, some small accessory uses; accessory dwelling units (ADUs) are addressed elsewhere and are subject to state ADU law and local implementing rules (§ 20.30.100; see also San José ADU guidance) . Link: San Jose ADUs.
Key dimensional standards (representative): R-1-8 minimum lot area 5,445 sq ft (Table 20‑60) and front/side/rear setbacks set in the Table; exceptions for blocks and existing lots are provided (§ 20.30.200) .
Where it applies: citywide where the map shows R‑1 family zoning; district boundaries set under § 20.10.090 .

R-2, R‑M and R‑MH (multi-family, medium-density R-2, R‑M, and mobilehome R‑MH)

Purpose: moderate- to higher-density residential development and multifamily housing (Chapter 20.30) (§ 20.30.200) .
Typical permitted uses: duplexes, apartment buildings, limited residential care; some accessory commercial/incidental office uses may be constrained (§ 20.30.100).
Key dimensional standards: minimum lot sizes vary by sub-district (e.g., R‑M minimum lot area 6,000 sq ft in the Table) and building placement/setback rules and lot-coverage/height metrics are in Table 20‑60 (§ 20.30.200) .
Where: applied to medium-density neighborhoods per map (§ 20.10.060).

Commercial zoning (examples: CN, CP, CG, DC downtown)

Purpose: support neighborhood, community, general commercial, and downtown activity centers (Chapter 20.40 and Downtown Chapter 20.70) (§ 20.40.010, § 20.70.020) .
Typical permitted uses: retail, restaurants, offices; Downtown (DC, DC‑NT1) has its own permitted‑uses chapter and active‑ground‑floor overlays (§ 20.70.100) .
Key dimensional standards: street-facing build-to / frontage requirements in pedestrian and downtown districts; front setback exceptions and specific tenant size caps can apply (see § 20.40.200 and Downtown rules § 20.70.200–20.70.220) .
Where: commercial corridors and downtown area (see § 20.70.010 definitions of the downtown area) .

Industrial zoning (IP, LI, HI)

Purpose: preserve employment lands and industrial operations; performance standards and industrial‑specific uses in Chapter 20.50 (§ 20.50.010) .
Typical uses: manufacturing, warehousing, logistics; some ancillary retail or office uses allowed in LI/IP as incidental uses (§ 20.50.100–20.50.130) .
Key standards: setbacks, loading, and performance standards specialized for industrial operations; exceptions for front setbacks in LI/HI are in § 20.50.230 and related subsections (§ 20.50.210–20.50.240) .
Where: North San José industrial areas and other mapped industrial parcels (§ 20.10.060) .

Urban Village & Mixed‑Use districts (UV, UVC, UR, TR, MUN, MUC)

Purpose: implement Urban Village plans and support transit‑oriented mixed use through density/FAR controls in Chapter 20.55 (§ 20.55.020–20.55.040) .
Typical permitted uses: mixed residential + commercial; the code distinguishes 100% residential vs mixed‑use projects and applies both FAR and du/ac standards (§ 20.55.040, § 20.55.100) .
Key dimensional standards (representative): MUN mixed-use neighborhood FAR 0.25–2.0, max 30 du/ac; UR minimum 1.0 FAR, max 4.0; TR min 2.0 FAR, max 12.0; Urban Village UV can have FAR up to 10.0 (see Table 20‑136 and Table 20‑137) (§ 20.55.040, § 20.55.100, § 20.55.104) .
Where: Urban Villages identified in the General Plan; approved Urban Village Plans may supersede parts of Chapter 20.55 where they contain specific standards (§ 20.55.020) .

Planned Development (PD) district

Purpose: allow site‑specific combinations of uses and tailored development standards under a Planned Development permit (§ 20.60.010–20.60.040) .
Typical permitted uses: whatever the PD permit authorizes; until a PD permit is effectuated, the base district rules control (§ 20.60.030) .
Key rules: PD is “effectuated” only after the conditions listed in § 20.60.020 (tentative map, PD permit, building permit, or institution of use); once effectuated, the PD permit’s precise terms (height, FAR, parking) govern over base district standards (§ 20.60.020, § 20.60.040) .
Where: applied to parcels with PD zoning on the map (§ 20.10.060) .

Open Space and Agriculture (OS, A)

Purpose: protect open space and agricultural uses; development standards in § 20.20.200 (e.g., minimum lot area 20 acres for OS/A; special rules for Coyote Valley overlay) .
Typical uses: parks, golf courses, agriculture; most permanent buildings or structures require conditional use permits (exceptions noted in the chapter) (§ 20.20.200, notes) .

Pedestrian‑oriented / Main Street districts (MS‑G, MS‑C and similar)

Purpose: street‑oriented frontage and active uses on main streets; rules in Chapter 20.75 (e.g., Table 20‑151 build‑to lines and front‑setback maxima) (§ 20.75.100–20.75.110) .
Key rules: required build-to percentages and maximum front setbacks to encourage storefront continuity; side setbacks to adjacent residential are controlled (§ 20.75.110, Table 20‑151) .

Downtown districts (e.g., DC, DC‑NT1)

Purpose: downtown commercial core with its own use and development rules (Chapter 20.70) (§ 20.70.020) .
Typical uses: retail, office, hotel, downtown residential; Downtown has special overlays (e.g., Ground Floor Active Use Area Overlay) and distinct off‑street parking/loading rules (§ 20.70.100; § 20.70.520) .
Key standards: downtown height, frontage, bicycle/parking and loading regulations tailored by the chapter (§ 20.70.200–20.70.485) .

Overlay districts (examples: TERO, AHO, Neighborhood Business District Overlays)

Purpose: overlays add or modify allowable uses and development standards in targeted areas (Chapter 20.65) (§ 20.65.040–20.65.060) .
Examples & key points: TERO (Transit Employment Residential Overlay) allows certain residential/commercial redevelopment in North San José with special FAR, height and DU/AC metrics; AHO (Affordable Housing Overlay) imposes affordable-housing incentives/requirements (§ 20.65.040–20.65.110) . See the overlay map and each Part of Chapter 20.65 for site applicability (§ 20.65.050) . Link: San Jose Overlay Districts.

Quick decision‑relevant table (most actionable standards / uses)

Topic	Typical rule / value (representative)	Code reference
Zoning districts established	City zoning districts listed and mapped (§ 20.10.060)	§ 20.10.060
R‑1‑8 minimum lot area	5,445 sq ft (see residential table)	§ 20.30.200 (Table 20‑60)
R‑M minimum lot area	6,000 sq ft (representative from table)	§ 20.30.200 (Table 20‑60)
MUN mixed‑use FAR	0.25 – 2.0 (Conventional) and max 30 du/ac	§ 20.55.104, Table 20‑137
Urban Village FAR / density	UV up to 10.0 FAR; UR min 1.0, max 4.0; TR min 2.0, max 12.0	§ 20.55.040, § 20.55.100 (Table 20‑136)
PD effectuation rule	A PD is effectuated only after tent. map, PD permit + building permit or instituted use per § 20.60.020	§ 20.60.020–20.60.040
Open Space / Agriculture min lot	20 acres minimum (OS/A typical)	§ 20.20.200 (Table 20‑40)
Parking & Loading	Off‑street parking and bicycle standards in Chapter 20.90 (applicable rates, design, reductions)	Chapter 20.90 § 20.90.010 et seq.
Downtown special rules	Downtown district‑specific use and frontage rules in Chapter 20.70	§ 20.70.020–20.70.520

Practical guidance & synthesis (plain English interpretation)

Always start by confirming the parcel’s mapped district and overlays (the map controls application of the numeric tables in Title 20; district boundaries are in § 20.10.090) .
If your property sits in an Urban Village or has an approved Urban Village Plan, those plan standards generally prevail over Chapter 20.55 where they conflict (§ 20.55.020) — but where the plan is silent, Title 20 applies .
In a PD area, do not assume the base district controls once a PD permit exists — PD permit terms govern if the PD is effectuated (requirements listed in § 20.60.020) .
Overlays (TERO, AHO, Neighborhood Business overlays) can change FAR, height, and use rules; check Chapter 20.65 and the map for overlay applicability (§ 20.65.050–20.65.060) . Link: San Jose Overlay Districts.
For project‑level site design, frontage and build‑to requirements in pedestrian districts and downtown are strict; use Table 20‑151 (Main Street build-to lines) and Downtown Chapter 20.70 for street-facing rules (§ 20.75.110, § 20.70.200) .
Parking, bicycle parking, and loading are in Chapter 20.90—these standards affect project feasibility and vary by use; consult that chapter early and consider reductions/TDM options (§ 20.90.010 et seq.) . Link: San Jose Parking.
Design details and allowed projections into setback areas are controlled by the Citywide Design Standards and the city’s design-review process; see the Citywide Design Standards and San Jose Design Review references (§ 20.55.030) .

Checklist (what applicants must satisfy)

Confirm parcel zoning and all overlays and special‑area designations (map boundary rules § 20.10.090) .
Determine whether a PD or Urban Village Plan applies and, if so, whether it is effectuated or supersedes Chapter 20 standards (§ 20.60.020, § 20.55.020) .
Verify permitted uses in the applicable chapter: residential (Chapter 20.30), commercial (20.40), industrial (20.50), downtown (20.70) and overlays (20.65) (§ 20.30.100, § 20.40.100, § 20.50.100, § 20.70.100) .
Check applicable numeric standards (lot area, setbacks, height, FAR or du/ac) in the correct district table (e.g., Table 20‑60, Table 20‑136, Table 20‑137) (§ 20.30.200, § 20.55.100, § 20.55.104) .
Address parking, loading and bicycle requirements (Chapter 20.90) and any Transportation Demand Management (TDM) obligations (§ 20.90.010 et seq.) . Link: San Jose Parking.
Review design standards and whether project requires discretionary design review or ministerial approval (Chapters 20.55, 20.75, 20.195) (§ 20.55.030, Chapter 20.195) .
Identify any historic‑resource requirements if within or adjacent to a historic district or landmark (Downtown § 20.70.110) . Link: San Jose Historic Preservation.
Where using or adding an ADU, follow local implementing rules and state ADU law (Title 20 references and state law) (§ references in Chapter 20.30 and state ADU law guidance) . Link: California ADU law and San Jose ADUs.
For unresolved or parcel‑specific numeric questions, "Verify with the jurisdiction" (Zoning counter/Planner) — fine‑grained lot‑by‑lot determinations rely on the official zoning map and table lookups (§ 20.10.090, § 20.30.200) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Overlay vs base district conflicts	Overlays (TERO, AHO, Neighborhood Business) can change FAR/height/uses; applying wrong standard risks permit denial	Confirm overlay applicability on the official map and read the specific overlay Part in Chapter 20.65 (§ 20.65.050–20.65.060)
PD effectuation ambiguity	A PD zoning label on the map is not identical to an effectuated PD permit; the permit's terms control only if effectuated (§ 20.60.020)	Verify whether a PD permit was issued and effectuated (tentative map, building permit, or instituted use) (§ 20.60.020)
Urban Village plan precedence	Approved Urban Village Plans may supersede Chapter 20.55 standards where they contain objective rules (§ 20.55.020)	Check for an approved Urban Village Plan for the parcel and whether it contains applicable numeric/objective standards
Setback/height exceptions	Numerous exceptions and alternative standards (e.g., MUN alternate standards, downtown exceptions, front‑setback exceptions) mean a simple district lookup can be misleading	Read the district Part (e.g., § 20.55.104 for MUN, § 20.70.200 for Downtown) and cross‑check notes and tables
Parking and TDM variability	Parking rates and reductions (unbundling, TDM) affect feasibility and are in Chapter 20.90	Apply Chapter 20.90 standards early; request staff help for reductions or special credits (§ 20.90.010 et seq.)

Plain‑English summary

San José’s zoning code (Title 20) sets which uses are allowed where, how big buildings can be (lot area, setbacks, height, FAR or dwelling units per acre), and then overlays or PD permits can change those rules for specific sites; check the parcel’s mapped district and overlays, then the district’s table in Title 20 to know exact numeric limits (§ 20.10.060, § 20.30.200, § 20.55.100, § 20.65.050) .

Source References

San José Municipal Code, Title 20 (Zoning) — General provisions and district list: § 20.10.010–20.10.090
Residential districts and Table 20‑60: § 20.30.200 (Table 20‑60)
Open Space / Agriculture development standards: § 20.20.200 (Table 20‑40)
Urban Village & Mixed Use districts (UV, UR, TR, MUN, MUC), FAR and du/ac rules: § 20.55.020, § 20.55.040, § 20.55.100, § 20.55.104 (Table 20‑136, Table 20‑137)
Planned Development (PD) requirements and effectuating a PD: § 20.60.010–20.60.040
Overlay Districts (TERO, AHO, Neighborhood Business overlays): Chapter 20.65 (§ 20.65.040–20.65.060)
Downtown regulations and overlays: Chapter 20.70 (§ 20.70.020, § 20.70.100–20.70.520)
Pedestrian/Main Street district build‑to / frontage: Chapter 20.75 (Table 20‑151, § 20.75.110)
Parking, loading and TDM: Chapter 20.90 (§ 20.90.010 et seq.)
Index and code table of contents for Title 20 (useful navigation): Title 20 index entries (Table of chapters and parts) § 20.10.040 and related index references

Sources

Retrieved passages

San Jose Zoning Code (§ 20.55.104) High relevance
San Jose Zoning Code (§ 20.55.100) High relevance
San Jose Zoning Code (Title 20.) High relevance
CFC § 20.55.101 (Title 11) High relevance
San Jose Zoning Code (Chapter 20.65) High relevance
San Jose Zoning Code (Title 20) High relevance
San Jose Zoning Code (Section 20.80.1915.) High relevance
CBC § 20.75.100 (§ 20.75.100) High 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 single‑family dwellings and accessory structures subject to the R‑1 development standards in Chapter 20.30 (see Table 20‑60 for minimum lot area and setbacks) and accessory‑unit rules; ADU rules and state ADU law may add rights. See § 20.30.200 and § 20.30.100 for allowed uses and dimensional tables and consult the ADU guidance for accessory units .

What are San José setback requirements?

Setbacks are district‑specific and listed in each district’s development table (for residential, Table 20‑60 under § 20.30.200; for other districts see the relevant chapter). Exceptions (block average, alley, PD, or front‑setback exceptions) are also in Chapter 20.30 and related parts; verify the exact table row for your district (§ 20.30.200) .

How does San José treat floor‑area ratio (FAR) and dwelling units per acre (du/ac)?

Title 20 uses FAR for commercial and floor‑area intensity and du/ac for residential density in the Urban Village and Mixed‑Use chapters. The rules for which metric applies and numeric ranges for UV, UR, TR, MUN, MUC are in § 20.55.040 and § 20.55.100 (see Table 20‑136) .

Do overlays override base zoning standards in San José?

Yes — overlays (Chapter 20.65) can modify allowed uses and numeric standards. Where an overlay applies, its Part governs for the overlay area; check § 20.65.050 for applicability and the specific overlay Part for exact standards (e.g., TERO rules) . Link: San Jose Overlay Districts.

What is a Planned Development (PD) and when do its rules control?

A PD is a site‑specific zoning approach that authorizes particular uses and standards in a PD permit. A PD’s provisions control only after the PD district is “effectuated” per § 20.60.020 (tentative map, issued PD permit with building permit, or instituted use). Until effectuated, the base district rules apply (§ 20.60.020–20.60.040) .

Where are parking requirements in the code and how strict are they?

Off‑street parking, bicycle parking, loading and TDM rules live in Chapter 20.90. Chapter 20.90 lists required numbers, design standards and reductions/options (e.g., TDM) — check early because parking requirements can materially affect project feasibility (§ 20.90.010 et seq.) . Link: San Jose Parking.

Do I need design review for a commercial or multi‑unit project?

Design review and Citywide Design Standards apply in many cases — Chapter 20.55 requires use of Citywide Design Standards for Urban Village and mixed‑use development and Chapter 20.75 imposes design controls for pedestrian districts (§ 20.55.030, § 20.75.100) . Check the permit‑type chapters (and Chapter 20.195 for ministerial infill processes) to see whether the project is discretionary or ministerial. Link: San Jose Design Review.

How does San José treat ADUs with local zoning?

ADU rules are implemented against Title 20’s residential provisions; the local ordinance references ADUs and the City follows state ADU law in implementation. Consult Chapter 20.30 for accessory‑unit cross‑references and the City’s ADU guidance for local procedures and objective standards (state law links apply) (§ 20.30; see San José ADU guidance) . Link: San Jose ADUs and California ADU law.

Where can I find the downtown rules for uses and height?

Downtown has its own chapter (Chapter 20.70) with permitted uses, frontage rules and height/setback specifics; see § 20.70.020 and the Downtown parts for allowed uses and development standards (§ 20.70.100 et seq.) .

What happens to nonconforming uses and structures?

The Title 20 index lists a Nonconforming Uses chapter (Chapter 20.150) for rules on expansion, termination, and amortization of nonconforming uses; consult Chapter 20.150 for the full rules. If details are required for a specific nonconformity, verify with the city planner because application can be site‑specific (§ 20.150) . Link: San Jose Nonconforming Uses. ---

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