Local zoning · San Marino

San Marino — Land Use

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

You can build one single‑family dwelling and customarily incidental accessory buildings; ADUs are permitted subject to the local ADU rules, and small licensed residential care facilities (≤6) and limited employee housing are allowed. Commercial uses are broadly prohibited in R‑1 . See § 23.02.01 and the ADU section § 23.02.25 .

Q: What are San Marino's C‑1 (commercial) permitted uses and major restrictions?

The C‑1 zone permits neighborhood retail and services (beauty shops, banks, retail, markets, professional offices, small restaurants subject to standards) but contains an explicit list of prohibited or conditional uses (e.g., cocktail lounges, motels). Alcohol and winetasting are tightly regulated (floor‑area caps, spacing, hours). See § 23.03.01 and winetasting subsections.

Q: Do I need a Conditional Use Permit (CUP) for my business?

If the zone’s use table marks your activity as CUP or if the C‑1 article lists it as conditional (for many sensitive uses), then yes — a CUP is required and the Commission must make specific findings about impacts (hours, parking, neighborhood compatibility). See § 23.21.02 and CUP finding language referenced in the code.

Q: Are events or amplified music allowed in H&C or public cultural sites?

The H&C rules allow museums, arboretums, and similar uses but impose visitor caps, time limits, and require a CUP for larger outdoor events with amplified music or over 500 attendees. See § 23.05.02–.05 .

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

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Last reviewed: July 2, 2026

Overview

This page summarizes what the City of San Marino's zoning (Chapter XXIII) says about what land uses are allowed, which uses require a Conditional Use Permit, and how the municipal land-use tables are organized. It is strictly tied to the local zoning text: uses are controlled by zone-specific use tables and by general use and nonconforming-use rules; important rules for parking, development standards, and by‑right housing are called out in separate articles. See the city's rules for parking, development standards, design review, overlays, ADUs and the state building code for related steps. (See § 23.01.05, § 23.03.01, § 23.21.02.)

Each district subsection below explains the zone purpose, typical permitted uses (from the City’s land‑use tables), the most decision‑relevant numeric standards the zoning ordinance calls out, and where the rules apply or point you to other sections to check.

R-1 — Single‑Family Dwelling Zone

Purpose: Preserve single‑family residential neighborhoods and control commercial encroachment. § 23.02.01
Typical permitted uses: single‑family dwellings, accessory buildings, accessory dwelling units (ADUs are allowed subject to § 23.02.25), licensed residential care facilities for six or fewer, limited employee housing for six or fewer. § 23.02.01 (Also see the city's ADU rules.) [/us/california/san-marino/adu]
Key development controls (high‑impact items to check): minimum yards and lot dimensions (see § 23.02.09), restrictions on lot coverage and additions (limits on replacing >50% of a structure without compliance), and special rules for recreational courts and court lighting (recreational courts require a CUP). § 23.02.06, § 23.02.05, § 23.02.01.
Where it applies: all R‑1 mapped lots; area districts (IE, I–VII) layer in lot area/yard minimums. § 23.01.05.

RM1 and RIH — Multi‑Family Residential Zones

Purpose: Allow multi‑family housing of defined densities and support housing‑element goals. § 23.20.03.
Typical permitted uses: multi‑family units, accessory uses, accessory dwelling units, residential care facilities, SROs, transitional/supportive housing and emergency shelters subject to objective standards. Uses are listed in Table 1 for those zones. § 23.20.02.
Key standards: objective multi‑family development standards and design rules are in § 23.20.03 (these override other Chapter XXIII conflicts). By‑right housing and density rules (including minimum densities and by‑right approvals for certain affordable housing) are in Article 23. § 23.20.03, § 23.20.06, § 23.23.03.
Where it applies: RM1 and RIH mapped areas; some sites are subject to by‑right requirements under the City's housing element inventory. § 23.20.06, § 23.23.03.

MU-1 and MU-2 — Mixed‑Use Zones

Purpose: Allow combinations of commercial, office, services and housing at specified densities (MU‑1: 25–30 du/acre; MU‑2: 30–40 du/acre). § 23.21.01.
Typical permitted uses: Table 1 lists multi‑family units, accessory residential uses, ADUs, retail, banks, offices, small restaurants (subject to standards) and certain public services; some uses require CUP. § 23.21.02.
Key standards: objective mixed‑use development standards and ministerial approval path for projects that meet them (§ 23.21.04); by‑right requirements for lower‑income sites are in Article 23. § 23.21.03–05, § 23.23.03.
Where it applies: MU‑1 and MU‑2 corridors and parcels shown on the zone map; check the mixed‑use application submittal rules for ministerial vs discretionary review. § 23.21.04.

C-1 — Commercial Zone

Purpose: Traditional neighborhood commercial uses with controls to limit impacts on adjacent residences. § 23.03.01.
Typical permitted uses: beauty shops, banks, barbershops, retail, markets/grocery, convenience stores, professional offices, small restaurants (subject to J), medical labs, repair shops, tutorial services, public parking, and multifamily housing meeting specified state code requirements. § 23.03.01.
Conditional / prohibited list: the code contains a long list of uses that are either specifically prohibited or declared conditional in C‑1 (for example cocktail lounges/bars, motels, certain heavy industrial uses, and some larger entertainment uses). Several alcohol‑related uses (winetasting, beer/wine service) are permitted only with tight conditions (limits by location, floor area caps, spacing and hours). § 23.03.01(C) and related subparts; special wine/beer tasting rules are in the winetasting subsections. § 23.03.01, § 23.03.08.
Key numeric standards: maximum building height 30 ft, rear yards 20 ft, side‑yard rules where C‑1 abuts R‑1 (single‑story side yard 8 ft, multi‑story 18 ft), and front‑yard generally not required (except 25' for buildings used exclusively as dwellings). § 23.03.02, § 23.03.07, § 23.03.06, § 23.03.05.
Parking: off‑street parking schedules and special Huntington/Mission Street rules are in Article 10 (see § 23.10.03). [/us/california/san-marino/parking] § 23.10.03.

H&C — Historical & Cultural Zone

Purpose: Protect historic / cultural resources while allowing compatible uses (museums, arboretums, galleries, limited public uses). § 23.05.01–.05.
Typical permitted uses and restrictions: arboretums, museums, libraries, limited events; strict visitor/traffic limits and hours of operation; some types of expansions or outdoor events require CUP. § 23.05.01–.05.
Key standards: vehicle access caps for certain properties, operating hour windows, by‑right housing allowances for sites meeting by‑right criteria (see Article 23). § 23.05.02–.05.

P&R — Park & Recreational Zone

Purpose and uses: public parks, recreational facilities; special rules for structures and activities are placed in the P&R article (check Article 05/related sections). Not all P&R specifics were repeated in the retrieved excerpts. Verify with the City for parcel‑specific limitations. Not found in retrieved materials.

Quick reference table — decision‑relevant permitted uses and numeric standards

District	Typical permitted uses (short)	Most decision‑relevant standards	Code Reference
R-1	Single‑family; ADUs (subject to ADU rules); small residential care	See lot/yard minimums and recreational court rules; ADU rules in separate article	§ 23.02.01, § 23.02.05, § 23.02.25
RM1 / RIH	Multifamily, accessory uses, SROs, transitional/supportive housing	Objective multi‑family development standards and by‑right rules (density requirements)	§ 23.20.02–.03, § 23.20.06
MU-1 / MU-2	Mixed retail/offices + multi‑family (by density band)	Density bands: MU‑1 25–30 du/acre, MU‑2 30–40 du/acre; objective standards and ministerial path if compliant	§ 23.21.01–.05
C-1	Retail, restaurants (small), professional offices, markets; some housing	Max height 30 ft; yard controls where adjacent to R‑1; detailed CUP list for sensitive uses (alcohol, service stations)	§ 23.03.01–.03, § 23.03.06
Citywide (parking)	Off‑street schedules, Huntington/Mission special rules	Use‑specific parking ratios; some Huntington Drive/Mission Street locations use CUP to set parking	§ 23.10.03

How the land‑use tables work (practical guidance)

The ordinance uses zone‑specific "Table 1" style use lists: a P means permitted, CUP means conditional‑use permit required, and a dash (–) means prohibited. See the mixed‑use and multi‑family tables for examples. § 23.21.02, § 23.20.02.
If a use is not explicitly listed it is prohibited unless the code allows a similar‑use finding by the Commission. § 23.21.02, § 23.06.01.
Conditional uses require findings in Article 07; the Commission must find that the use will not be detrimental to people or properties, including parking impacts and hours. § 23.07.02 (finding language appears in the CUP article and in C‑1 CUP stipulations).

Linking to related administrative topics you will need:

design review is relevant when a project does not meet ministerial objective standards [/us/california/san-marino/design-review] (see mixed‑use and multi‑family ministerial pathways) § 23.21.04, § 23.05.04.
parking rules live in Article 10; consult the parking schedule early [/us/california/san-marino/parking] § 23.10.03.
development standards (setbacks, heights, yard rules) are in Article 03 and the zone‑specific development sections [/us/california/san-marino/development-standards] § 23.03.02–.08.
overlay and special districts (Historic & Cultural) can add or change use/operational rules; consult the historic preservation overlay rules [/us/california/san-marino/overlay-districts] [/us/california/san-marino/historic-preservation] § 23.05.02–.05.
ADUs have a dedicated section; check the ADU article for unit‑specific standards [/us/california/san-marino/adu] § 23.02.25.
the City’s rules interact with the California Building Standards Code (Title 24) for construction and habitability requirements (see the state code) [/us/california/building-codes]

Checklist

Confirm the parcel’s mapped zone and any overlay (R‑1, C‑1, RM1, RIH, MU‑1, MU‑2, H&C, P&R). § 23.01.05.
Verify the proposed use appears as P (permitted) or CUP in the zone’s Table 1; if not listed, plan for a prohibition or Commission review. § 23.21.02, § 23.20.02.
If CUP is required, check CUP findings and prepare a parking/operations plan demonstrating the use is not detrimental. § 23.07.02, § 23.10.03.
Check applicable development standards (height, yards, lot coverage, area‑district minimum lot sizes) and whether your project qualifies for ministerial approval under the objective standards. § 23.03.02, § 23.20.03, § 23.21.04.
Confirm parking calculations per Article 10 (Huntington Drive / Mission Street special rules may require CUP to set parking). § 23.10.03.
For ADUs, follow the ADU article and state ADU law; record covenants when required by local provisions. § 23.02.25.
For multi‑family, check by‑right eligibility under Article 23 if the project includes affordable units or is on listed sites. § 23.23.03.

Risks & Ambiguities

Issue	Why it matters	What to verify
Use not listed in Table 1	Unlisted uses are treated as prohibited unless the Commission treats a similar use as acceptable. This can stop a project before design work begins.	Confirm the exact Table 1 entry for your use in the mapped zone and consult the Commission if you propose a similar use. § 23.21.02, § 23.06.01.
Conditional Use Permit (CUP) findings	CUPs require discretionary findings (including parking/neighbor impacts); denial risk is real for higher‑impact uses.	Prepare a parking and operations plan and evidence addressing the CUP findings in § 23.07.02. Verify local precedent. § 23.07.02.
Parking on Huntington/Mission corridors	The code sets special parking ratios and lets the City use a CUP for some Huntington Drive/Mission Street commercial properties.	Verify whether the building is subject to the Huntington/Mission rules and whether a CUP will be needed to set parking. § 23.10.03.
Alcohol and winetasting limits in C‑1	Alcohol uses are tightly limited by location, spacing, hours, and floor‑area caps — noncompliance can block licensing and CUP approval.	Check the C‑1 wine/beer tasting subrules (permits per corridor, 33% floor cap, 500' school buffer) before applying. § 23.03.01(C) and winetasting subsections.
Nonconforming uses & abandonment	Preexisting lawful uses can continue, but abandonment rules (6–12 months) may convert them to prohibited.	If the use was interrupted, confirm continuity documentation and parking compliance rules in § 23.06.08–.09.
Parcel‑level overlays or area districts	Area districts (IE–VII) change minimum lot area/yard requirements; overlays (H&C) add special controls.	Verify the property’s area district and any overlays on the zone map and apply the matching subsections. § 23.01.05, § 23.05.02–.05.

Plain‑English Summary

San Marino’s zoning code lists allowed uses by named zone: R‑1 is for single‑family homes, C‑1 for neighborhood commercial (with many prohibited or conditional uses), RM1/RIH and MU‑1/MU‑2 for different kinds of multi‑family and mixed‑use housing. If your use is marked "P" in the zone table it generally proceeds subject to development and parking rules; if the table shows "CUP", prepare for discretionary review and findings. Always check the precise table entry and the yard/parking standards that apply to your parcel. § 23.02.01, § 23.03.01, § 23.21.02.

Source References

San Marino Municipal Code, Chapter XXIII (zones and use tables): see § 23.01.05 (zones list)
R-1 uses and requirements: § 23.02.01, § 23.02.05, § 23.02.06.
C-1 uses, prohibited/conditional list, and height/yard controls: § 23.03.01–.03, § 23.03.05–.09.
RM1 / RIH (multi‑family uses and standards): § 23.20.02, § 23.20.03, § 23.20.06.
MU‑1 / MU‑2 (mixed‑use tables and ministerial pathway): § 23.21.01–.05.
Parking schedules and Huntington/Mission exceptions: § 23.10.03.
By‑right approvals and housing‑element implementation: Article 23, § 23.23.01–.05.
Nonconforming uses and abandonment rules: § 23.06.08–.11.

Sources

Retrieved passages

San Marino Zoning Code High relevance
San Marino Zoning Code (ARTICLE 22) High relevance
San Marino Zoning Code (article 07) High relevance
San Marino Zoning Code (article 07) High relevance
San Marino Zoning Code (section unless) High relevance
San Marino Zoning Code (article 07) High relevance
San Marino Zoning Code (§ 65913.4) High relevance
San Marino Zoning Code (chapter pertaining) High relevance
San Marino Zoning Code (article 07) Medium relevance
San Marino Zoning Code Medium relevance
San Marino Zoning Code (section shall) Medium relevance
San Marino Zoning Code (section 23.01.01) Medium relevance

Cited sections

Official San Marino code library

Frequently asked questions

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

You can build one single‑family dwelling and customarily incidental accessory buildings; ADUs are permitted subject to the local ADU rules, and small licensed residential care facilities (≤6) and limited employee housing are allowed. Commercial uses are broadly prohibited in R‑1. See § 23.02.01 and the ADU section § 23.02.25.

What are San Marino's C‑1 (commercial) permitted uses and major restrictions?

The C‑1 zone permits neighborhood retail and services (beauty shops, banks, retail, markets, professional offices, small restaurants subject to standards) but contains an explicit list of prohibited or conditional uses (e.g., cocktail lounges, motels). Alcohol and winetasting are tightly regulated (floor‑area caps, spacing, hours). See § 23.03.01 and winetasting subsections.

Do I need a Conditional Use Permit (CUP) for my business?

If the zone’s use table marks your activity as CUP or if the C‑1 article lists it as conditional (for many sensitive uses), then yes — a CUP is required and the Commission must make specific findings about impacts (hours, parking, neighborhood compatibility). See § 23.21.02 and CUP finding language referenced in the code.

What parking rules apply to commercial uses on Huntington Drive or Mission Street?

San Marino applies special parking ratios and, for some Huntington Drive/Mission Street buildings, parking requirements can be set or adjusted via CUP; the off‑street parking table in § 23.10.03 lists use‑specific ratios and the Huntington/Mission exceptions. Consult that table early. [/us/california/san-marino/parking] § 23.10.03.

Can multifamily housing be approved ministerially (by‑right) in San Marino?

Yes—certain multi‑family projects that meet the objective development standards and meet by‑right eligibility under Article 23 (including some projects that provide prescribed affordable units or are on listed housing‑element sites) can be approved ministerially without discretionary review. See § 23.20.03–.06 and § 23.23.03–.04.

What happens if a preexisting use stopped operating — can it return?

Preexisting lawful nonconforming uses can continue, but the code treats extended discontinuance as abandonment (six to twelve months triggers limits depending on the nonconformity type). If abandoned, reestablishment may require additional parking or a CUP. See § 23.06.08–.09.

Are events or amplified music allowed in H&C or public cultural sites?

The H&C rules allow museums, arboretums, and similar uses but impose visitor caps, time limits, and require a CUP for larger outdoor events with amplified music or over 500 attendees. See § 23.05.02–.05.

Where do I find the front/side/rear setback and height numbers to design my building?

Setbacks and height limits are in the zone‑specific development sections (for example, C‑1 height 30 ft in § 23.03.02, and side/rear yard rules in § 23.03.05–.07). For R‑1 and other zones, consult the corresponding article and area district tables referenced by § 23.02.09 and § 23.01.05. § 23.03.02, § 23.03.06, § 23.02.09.

If my proposed use is similar to a listed use but not identical, can it be approved?

Possibly — the Commission may allow uses that are similar to permitted uses in a zone if they are not more obnoxious or detrimental; otherwise the use is treated as prohibited. Plan to present comparative analysis and be prepared for discretionary review. See § 23.06.01.

Do local rules override state ADU law or Title 24?

Local ADU rules must still comply with state ADU law; the building, safety and habitability requirements are governed by the California Building Standards Code (Title 24). Where state law preempts local code, state provisions control. See the ADU article and the City’s development code cross‑references. [/us/california/san-marino/adu] [/us/california/building-codes] § 23.02.25.

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