San Juan Bautista — Zoning

Last reviewed: July 3, 2026

Overview

San Juan Bautista’s zoning ordinance is codified as the City’s zoning Title and divides the City into nine base districts plus two historic overlays. The rules define allowed uses, a uses matrix, and development standards (coverage, lot sizes, ADU rules, etc.) and treat the zoning map and overlay boundaries as part of the code. Key controlling passages include § 11-02-010, § 11-02-050, § 11-04-010, and the ADU rules in § 11-04.5-100 et seq.

Note: this page focuses strictly on what San Juan Bautista’s local zoning/planning ordinance says about zoning — not building code (Title 24), general permitting procedures, or housing law. For related topics see the city’s pages on Development Standards, Parking, Design Review, Overlay Districts, Historic Preservation, and ADUs. When the ordinance refers to building code requirements for habitability it points to the state code; see California Building Standards Code.

Districts: purpose, typical uses, and key standards

The City establishes the following base zoning districts in § 11-02-010: R-1, R-2, R-3, C, MU, I, P, PF, A. The intent statements and use-regulation structure are in § 11-02-020 and permitted/conditional uses are shown in the use matrix in § 11-02-050. The two overlay districts are HD and NRHD (City-designated Historic District and National Register Third Street Historic District) in § 11-02-030.

Below is a district-by-district breakdown. Where the ordinance gives numeric standards those are cited; where the public copy used here omits tables or pictures the entry notes the gap and instructs to verify.

R-1 (Low Density Residential)

• Purpose: Provide areas for single‑family dwellings consistent with the General Plan; protect light, air, privacy and limit incompatible uses. § 11-02-020(A).
• Typical permitted uses: single‑family dwellings, accessory buildings; home occupations (subject to home‑occupation rules). See the uses matrix in § 11-02-050.
• Key dimensional / development standards:
  • Maximum building coverage: 45% for single‑family lots (§ 11-04-010(A)).
  • Maximum site coverage: 58% for single‑family lots (§ 11-04-010(B)).
  • R‑1 contains subdesignations R-1-7, R-1-6, R-1-5 (7,000 / 6,000 / 5,000 sq ft lot classes) (§ 11-04-010(C)).
  • Special rules apply to a designated affordable housing parcel (APN 002-350-002) — density minimums/maximums and other site‑specific exemptions are in § 11-04-010(14–15).
• Where it applies: city parcels designated R-1 on the zoning map; zoning map rules in § 11-02-040.

R-2 (Medium Density Residential)

• Purpose: Medium-density multifamily and duplex uses consistent with the General Plan. § 11-02-020(A).
• Typical permitted uses: multifamily dwellings, duplexes, accessory buildings, some supportive housing and ADUs (see ADU rules). See the use matrix § 11-02-050.
• Key standards: ADUs allowed under the City’s ADU chapter; multifamily allowances and coverage adjustments are in 11-04.5 and 11-04 (see § 11-04.5-100, § 11-04-010).

R-3 (High Density Residential)

• Purpose: Higher-density multifamily housing and related services; protects lower-density neighbors through development regulations. § 11-02-020(A).
• Typical permitted uses: multifamily residential, accessory uses allowed in matrix § 11-02-050.
• Key standards: Multifamily development standards and ADU allowances are addressed in 11-04 and 11-04.5; where specific numeric setbacks or FAR appear they are in development standards tables (public copy shows omitted images). Verify with the City for parcel-level numbers. Not all numeric setbacks were visible in the retrieved text.

C (Commercial)

• Purpose: Provide small‑scale, neighborhood convenience commercial centers without competing with downtown; reduce adverse effects on adjoining residences. § 11-02-020(B).
• Typical permitted uses: Retail, personal services, small offices as shown in the use matrix § 11-02-050.
• Key standards: Commercial and mixed‑use landscaping minimums (e.g., 10% of lot area landscaped) appear in the landscape chapter; sign rules in Chapter 11-10 apply to commercial signage. See the City design guidelines for downtown character; design review applies for many commercial changes (see Design Review).

MU (Mixed Use)

• Purpose: Encourage vertical or horizontal mixing of commercial and residential to support a pedestrian-oriented downtown and Highway 156 gateways. Vertical (retail ground floor, housing above) is preferred. § 11-02-020(C).
• Typical permitted uses: Ground-floor retail/service and second‑floor residential; ADUs allowed per § 11-04.5-110. The uses matrix shows mixed‑use allowances.
• Key standards: The MU standards and design guidelines (San Juan Bautista Design Guidelines chapters referenced in ADU chapter) govern form and pedestrian orientation; check the City’s Development Standards and Design Review.

I (Industrial)

• Purpose: Land for light industrial and agricultural services, avoiding heavy environmental impacts. § 11-02-020(D).
• Typical permitted uses: Agricultural support services, light manufacturing as shown in the use matrix § 11-02-050.
• Key standards: Industrial landscaping and buffering from residential (e.g., 5' planted area + 6' masonry wall where abutting residential) in the landscaping chapter.

P (Park)

• Purpose: City parks, conservation/open space corridors and potential linear parks/trails. § 11-02-020(E).
• Typical permitted uses: Public parks, trail corridors, active and passive recreation. See use matrix § 11-02-050.

PF (Public Facilities)

• Purpose: Accommodate public, nonprofit, institutional uses (education, health, emergency services). § 11-02-020(F).
• Typical permitted uses: Schools, municipal buildings, libraries, utilities shown in the uses matrix.

A (Agricultural)

• Purpose: Long‑term conservation of agricultural land around the City. § 11-02-020(G).
• Typical permitted uses: Farming, agricultural-support uses in the uses matrix.

Overlay districts: HD and NRHD

• The City establishes the HD – City‑Designated Historic District and NRHD – National Register Third Street Historic District as overlays (§ 11-02-030). Overlay rules modify review, allowable exceptions and incentives; historic resources receive additional design review through the Historic Resources Board and may be eligible for incentives like parking reductions and flexibility on additions if findings are made (§ 11-06-130). See the City’s Historic Preservation page for guidance.

Quick reference table — selected decision‑relevant items

Checklist — what an applicant must satisfy (high‑level)

• Confirm the parcel’s zoning designation on the City’s zoning map and boundary rules § 11-02-040.
• Confirm the proposed use is permitted or requires a conditional use/other discretionary permit using the uses matrix § 11-02-050.
• Show compliance with the district’s development standards (coverage, lot sizes, subzone class like R-1-7), notably § 11-04-010 for residential standards. See Development Standards.
• For proposals affecting historic resources or properties inside HD/NRHD, follow historic review and findings in § 11-06 and get clearance from the Historic Resources Board where required. See Historic Preservation.
• Provide off‑street parking per Chapter 11-11 (the code references Chapter 11-11 for parking) and ADU parking rules where applicable (ADUs: 1 required unless state law exempts) — see Parking.
• For ADUs/JADUs, meet the City’s ministerial ADU standards (size limits, setbacks exceptions, utilities and addressing) in § 11-04.5 and provide a building permit; state ADU law also applies. See ADUs and California ADU law.
• If the project requires design review or site plan approval, comply with the City’s design review process and guidelines — see Design Review.
• Pay all required fees and submit applications on City forms; fee authority is in § 11-01-090.

Risks & Ambiguities

Plain-English Summary

San Juan Bautista’s zoning Title divides the city into R-1, R-2, R-3, C, MU, I, P, PF, and A zones with two historic overlays (HD, NRHD) and a city zoning map that carries legal weight (rules for map ambiguity are in § 11-02-040). Residential coverage and site‑coverage caps (e.g., 45% building coverage, 58% site coverage for single‑family) are set in the residential development standards (§ 11-04-010) and ADUs are governed by a dedicated ADU article with size and parking rules (§ 11-04.5). Always confirm a parcel’s zone, overlay status and specific numeric standards with Planning — the code includes both ministerial rules (e.g., ADUs) and discretionary processes (PUDs, certain historic work).

Source References

• San Juan Bautista Municipal Code — Title (Zoning) — citation as the “zoning ordinance.” § 11-01-010, purposes § 11-01-030.
• Zoning districts established: § 11-02-010; intent statements: § 11-02-020; overlay districts: § 11-02-030; zoning map: § 11-02-040; uses matrix: § 11-02-050.
• Residential development standards (building coverage, site coverage, R-1 subzones): § 11-04-010.
• Accessory dwelling unit rules (ADU / JADU definitions, sizes, parking, setbacks): § 11-04.5-020, § 11-04.5-100 — 11-04.5-130.
• Planned Unit Development (PUD) intent and development standards: § 11-05-010 — 11-05-030.
• Historic resources, review triggers and incentives (Historic Resources Board, Secretary of the Interior Standards, parking reduction incentive): § 11-06 and § 11-06-130.
• Landscaping and buffering requirements referencing percentages, walls and maintenance: Chapter excerpts (landscaping): § 11-16 style references shown in ordinance excerpts.
• Signs and lighting references: Chapters 11-10 and 11-13 (sign area formulas, residential sign limits, lighting standards).

Information not found in the retrieved materials: full numeric tables of setbacks, heights, FAR by district in visible text (several images/tables omitted from the copy used here). Where the local code references Chapter 11-11 for parking, the text of Chapter 11-11 was not included in the retrieved snippets. Verify all district numeric tables with City planning staff or the full municipal code. Not found in retrieved materials.

Retrieved passages

• San Juan Bautista Zoning Code (Chapter 11-11) High relevance show source text
• San Juan Bautista Zoning Code High relevance show source text
• San Juan Bautista Zoning Code (Chapter 11-06) High relevance show source text
• San Juan Bautista Zoning Code (Chapter 11-02) High relevance show source text
• San Juan Bautista Zoning Code High relevance show source text
• CBC § 1104.5 (Title for) High relevance show source text
• San Juan Bautista Zoning Code (Title shall) High relevance show source text
• San Juan Bautista Zoning Code (Section 65852.2.) Medium relevance show source text

Cited sections

• San Juan Bautista Municipal Code — Title (Zoning) — citation as the “zoning ordinance.” **§ 11-01-010**, purposes **§ 11-01-030**. (§ 11-01-010)
• Zoning districts established: **§ 11-02-010**; intent statements: **§ 11-02-020**; overlay districts: **§ 11-02-030**; zoning map: **§ 11-02-040**; uses matrix: **§ 11-02-050**. (§ 11-02-010)
• Residential development standards (building coverage, site coverage, R-1 subzones): **§ 11-04-010**. (§ 11-04-010)
• Accessory dwelling unit rules (ADU / JADU definitions, sizes, parking, setbacks): **§ 11-04.5-020**, **§ 11-04.5-100** — **11-04.5-130**. (§ 11-04.5-020)
• Planned Unit Development (PUD) intent and development standards: **§ 11-05-010** — **11-05-030**. (§ 11-05-010)
• Historic resources, review triggers and incentives (Historic Resources Board, Secretary of the Interior Standards, parking reduction incentive): **§ 11-06** and **§ 11-06-130**. (§ 11-06)
• Landscaping and buffering requirements referencing percentages, walls and maintenance: Chapter excerpts (landscaping): **§ 11-16** style references shown in ordinance excerpts. (Chapter excerpts)
• Signs and lighting references: Chapters **11-10** and **11-13** (sign area formulas, residential sign limits, lighting standards).
• SanJuanBautista_ZoningCode.md