Local zoning · Santa Clara County

Santa Clara County — Zoning

Zoning under the Santa Clara County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

Santa Clara County’s Zoning Ordinance governs land use only in the County’s unincorporated areas and is implemented through official zoning maps maintained by the Planning Office. It divides unincorporated territory into base districts (Rural, Urban Residential, Commercial/Industrial, Special Purpose) and applies additional rules via combining/overlay districts where adopted. Always confirm a parcel’s base district, any combining district designators, and the official zoning map sheet for the site. § 1.10.020; § 1.20.010; § 1.20.050–.060

The controlling rule in unincorporated areas: no land or structure may be used except in strict compliance with the zoning ordinance and any permit conditions on the property. § 1.20.070(A)

See the County’s zoning system context on the Santa Clara County zoning & planning overview. For how uses are categorized, see Article 2 use tables and the County’s Land Use page. Dimensional standards live in district tables and supplemental chapters; see Development Standards.

How the ordinance is organized (what to check first)

Base districts: Rural (Chapter 2.20), Urban Residential (Chapter 2.30), Commercial/Industrial (Chapter 2.40), Special Purpose (Chapter 2.50). § 1.20.010(C)
Combining districts (overlays): Lot Size & Setbacks (-“6”, “-5 Ac.”, etc.), Design Review (-d), Scenic Roads (-sr), Historic Preservation (-h), and others. Combining district rules supersede base district rules where they conflict. § 1.20.010(D)
Supplemental standards: Use-specific (Chapter 4.10) and development-type standards (Chapter 4.20), plus chapters for Parking and Signage. § 1.20.010(E)

Zoning districts — allowed uses and key standards

The County sets allowed uses by table (R, C, S, A, U) and dimensional standards by district. Use tables for each group (Rural, Urban Residential, Commercial/Industrial, Special Purpose) appear in the district chapters; supplemental sections in Chapter 4.10 add criteria. § 2.20.020; § 2.30.020; § 2.40.020; § 2.50.020

ADUs and JADUs are broadly allowed “by right” in both rural and urban settings per § 4.10.015 as shown in the use tables. § 2.20.020 Tables; § 2.30.020 Tables; § 2.50.020 Table 2.50-1

Rural Base Districts (Chapter 2.20)

Purpose of Rural Zoning: Preserve rural character, protect natural resources, and regulate intensity; districts include A, AR, HS, RR. § 2.20.010

A — Exclusive Agriculture

Purpose: Long‑term viability of agriculture; reserve suitable lands for agriculture and related uses. Applies to General Plan designations Agriculture: Large Scale/Medium Scale and Open Space Reserve. § 2.20.010(A)
Typical permitted uses: General agriculture, agricultural accessory uses, small-scale agricultural processing, single-family homes, and ADUs (by right). See Table 2.20‑1/2 and § 4.10.030, § 4.10.015. § 2.20.020 Tables
Key standards: Front/side/rear setbacks 30 ft; scenic road setback 100 ft; max height 35 ft/2 stories (Table 2.20‑3). § 2.20.030(A)
Special criteria: New non‑ag uses must meet agricultural preservation findings. § 2.20.050

AR — Agricultural Ranchlands

Purpose: Preserve ranching/natural resources; allow ranching/agriculture, low‑intensity recreation, mineral extraction; very low‑intensity other uses if local‑serving and consistent. Applies to General Plan Ranchlands. § 2.20.010(B)
Typical permitted uses: Single-family homes and ADUs (by right), agriculture and livestock; broader rural institutional/commercial uses with permits. Tables 2.20‑1/2; § 4.10.015
Key standards: 30 ft front/side/rear; 100 ft scenic; 35 ft/3 stories; minimum 160 acres for subdivision without slope-density (Table 2.20‑3). § 2.20.030(A)
Slope density: 20–160 acres per unit based on slope; cluster and lot-size rules apply. § 2.20.040; Table 2.20‑4

HS — Hillside

Purpose: Keep mountainous lands in open space; allow agriculture/grazing, very low‑density residential, low‑intensity recreation, resource extraction; clustering encouraged to preserve open space. Applies to General Plan Hillside. § 2.20.010(C)
Typical permitted uses: Single-family and ADUs (by right); rural commercial/institutional uses only if low‑intensity and setting‑dependent, with permits. § 2.20.020 Tables
Key standards: 30 ft setbacks, 100 ft scenic; 35 ft/3 stories; 160 acres minimum for subdivision without slope-density (Table 2.20‑3). § 2.20.030(A)
Slope density and clusters: 20–160 acres per unit; HS subdivisions under 160 acres require cluster permits with open space dedication. § 2.20.040; § 2.20.070(B)

RR — Rural Residential

Purpose: Rural residential in limited areas; primary uses are residential, agriculture, open space; local‑serving nonresidential uses only at rural scale. § 2.20.010(D)
Typical permitted uses: Single-family and ADUs (by right), agriculture accessory uses; certain rural services with permits. § 2.20.020 Tables
Key standards: 30 ft setbacks; 100 ft scenic; 35 ft/2 stories; slope-density of 5–20 acres per unit (Table 2.20‑3/4). § 2.20.030(A); § 2.20.040
Cluster option: Minimum 1‑acre lots with open space dedication when clustering below formula acreage. § 2.20.080(A)

Urban Residential Base Districts (Chapter 2.30)

Context: These districts apply to unincorporated lands within cities’ urban service areas and must align with the applicable city general plan. § 2.30.010
Core development standards are in Table 2.30‑3. § 2.30.030(A)

R1 — One‑Family Residence

Purpose: Single‑family neighborhoods. § 2.30.010(A)
Typical permitted uses: One‑family homes, ADUs/JADUs (by right) and limited residential accessory uses. § 2.30.020 Tables; § 4.10.015
Key standards: Front 25 ft; side 5 ft; rear 25 ft; max height 35 ft/2 stories (Table 2.30‑3). § 2.30.030(A)

R1E — One‑Family Residence—Estate

Purpose: Low‑density single‑family. § 2.30.010(B)
Key standards: Same baseline setbacks/height as R1 (Table 2.30‑3). § 2.30.030(A)

RHS — Urban Hillside Residential

Purpose: Low‑density foothill neighborhoods; density by slope and utilities. § 2.30.010(C)
Key standards: Front 30 ft; side 20 ft; rear 25 ft; slope‑density formulas vary by water/sewer availability (Table 2.30‑3/4). § 2.30.030(A); § 2.30.040(C)

R1S — Low‑Density Campus Residential (Stanford lands)

Purpose: Up to 8 units/acre; limited neighborhood‑supporting nonresidential. § 2.30.010(D)
Key standards: Baseline front 25 ft; side/rear 5 ft for SF/2‑family; density capped at 8 units/net acre (Table 2.30‑3 Notes 1, 5). § 2.30.030(A)

R3S — Medium‑Density Campus Residential (Stanford lands)

Purpose: Medium‑density housing with support uses. § 2.30.010(E)
Key standards: Density 8–15 units/net acre; ASA may modify setbacks/height to ensure design quality and compatibility (Table 2.30‑3 Notes 2, 4). § 2.30.030(A)

R2 — Two‑Family Residence

Purpose: 1–2 family dwellings. § 2.30.010(F)
Key standards: Front 25 ft; side 5 ft; rear 25 ft; height 35 ft/2 stories (Table 2.30‑3). § 2.30.030(A)

R3 — Multi‑Family Residential

Purpose: Urban multifamily; intensity at accessible locations. § 2.30.010(G)
Key standards: Front 20 ft; side 10 ft; rear 15 ft; height 45 ft/4 stories; density per applicable city general plan (Table 2.30‑3 and Notes 3, 8). § 2.30.030(A)

Commercial & Industrial Base Districts (Chapter 2.40)

Districts: CN Neighborhood Commercial, CG General Commercial, OA Administrative‑Professional Office, ML Light Industrial, MH Heavy Industrial; multi‑family/mixed‑use is also allowed in CN/CG/OA per city plan contexts. § 2.40.010(A)–(E)
Development standards (selected): Height 45 ft (CN/OA) and 65 ft (CG/ML/MH); setbacks generally apply only where adjacent/opposite a residential district; ASA may modify certain standards. Table 2.40‑2; § 2.40.030(B)–(C)
Supplemental industrial standards include landscaping in required yards, screening for outdoor storage, and increased setbacks/loading separations near R districts. § 2.40.040(A)–(D)

Special Purpose Base Districts (Chapter 2.50)

Districts: A1 General Use; RS Roadside Services; OS/F Open Space & Field Research (Stanford lands); SCA Special Conservation Areas (Stanford lands). § 2.50.010(A)–(D)
Development standards (selected): A1 uses often follow R1-like setbacks/height; RS uses have 30‑ft yards; OS/F and SCA rely on ASA to set setbacks/height case‑by‑case; lot size ranges include 5,000 sf (A1) to 160 acres (OS/F). Table 2.50‑2; § 2.50.030(A)–(C)
Notable constraints:
- OS/F allows clustering below 160 acres via cluster permit; slope formulas reference -20s combining district. § 2.50.030 Notes; § 5.45
- SCA permits no new permanent buildings except for limited conservation/safety/utility improvements. § 2.50.010(D); § 2.50.030 Notes

Combining / Overlay districts that commonly affect projects

Lot Size & Setbacks Combining (-6, -1 Ac., -5 Ac., etc.): Supersede base minimum lot area and setbacks; also provides slope‑density combining formulas. § 3.10.010–.040; Table 3.10‑1
-d Design Review (e.g., Santa Clara Valley Viewshed): Triggers Design Review and hillside visual protections. § 3.20.010–.040
-sr Scenic Roads: Requires design review for structures (incl. signs) within 100 ft of designated scenic road right‑of‑way; adds scenic setbacks. § 3.30.010–.030(A)
-h Historic Preservation: May supersede base uses/standards to preserve cultural resources; see Historic Preservation. § 3.50.050–.060

Quick standards snapshot

These are the most-referenced baseline standards in unincorporated areas; always confirm any combining designators (-d, -sr, -os, lot‑size, slope) on the parcel’s zoning map.

District	Typical Allowed Uses (illustrative)	Key Dimensional Standards	Code Reference
A (Exclusive Agriculture)	Agriculture; single-family; ADUs by right	30 ft front/side/rear; 100 ft scenic; 35 ft/2 stories	§ 2.20.020; § 2.20.030(A)
AR (Ag. Ranchlands)	Ranching/agriculture; single-family; ADUs; limited rural services	30 ft yards; 100 ft scenic; 35 ft/3 stories; 160‑acre min. without slope-density	§ 2.20.020; § 2.20.030(A)
HS (Hillside)	Very low‑density housing; ag/grazing; clustered	30 ft yards; 100 ft scenic; 35 ft/3 stories; 160‑acre min. without slope-density	§ 2.20.010(C); § 2.20.030(A)
RR (Rural Residential)	Rural homes; ADUs; small‑scale local‑serving uses	30 ft yards; 100 ft scenic; 35 ft/2 stories; slope‑density 5–20 acres/unit	§ 2.20.030(A); § 2.20.040
R1 (One‑Family)	Single‑family; ADUs/JADUs	25/5/25 ft (front/side/rear); 35 ft/2 stories	§ 2.30.030(A)
R3 (Multi‑Family)	Multifamily; density per city GP	20/10/15 ft; 45 ft/4 stories	§ 2.30.030(A)
CN/CG/OA	Retail/services/offices; MF/mixed‑use allowed by context	Setbacks apply when next to residential; height 45 ft (CN/OA), 65 ft (CG)	§ 2.40.010; Table 2.40‑2
ML/MH	Light/heavy industrial	Height 65 ft; setbacks near residential per Table 2.40‑2; extra buffers/load area rules	§ 2.40.030; § 2.40.040
RS (Roadside Services)	Clustered highway‑serving uses	30 ft yards; scenic protections	§ 2.50.010(B); Table 2.50‑2

Notes:

Lot size/setbacks may be stricter under a -n neighborhood or lot‑size combining district; those supersede base standards. § 3.10.010–.030; § 2.30.030 Note 7
Parcels with a “-os” designator have special provisions for multi‑family/limited mixed‑use and are exempt from various base tables; see Chapter 3.75. § 2.30.030 Note 8; § 2.40.030 Note 2; § 2.50.030 Notes

Other core rules that shape entitlements

Zoning map controls district boundaries; use the official County maps/digital files certified by the Planning Office. Boundary interpretation rules apply if lines split a lot. § 1.20.050–.060
In urban service areas, certain permits and urban housing types require a conformance letter from the applicable city general plan; Stanford lands are exempt by protocol. § 5.20.060; § 5.20.070(B)(7)
Review authorities: Zoning Administrator, Planning Commission, Board of Supervisors; see Design Review and Variances and Exceptions. Table 5.10‑1 (Chapter 5.10)
Parking standards and any reductions or shared-parking arrangements are in Chapter 4.30; see Parking. § 2.40.030 Table ref.
Nonconformities: See Chapter 4.50 procedures; summary on Nonconforming Uses. § 4.50.090 (nuisance)
Fences, accessory structures, and other site standards appear in Chapter 4.20; see also Landscaping and Screening. § 4.20.020; § 4.20.050

Checklist

Confirm parcel is in unincorporated Santa Clara County (not within a city).
Pull the official zoning map sheet; note the base district and any combining designators (-d, -sr, -n, -os, -“5 Ac.” etc.). § 1.20.050–.060
Identify allowed use(s) in the applicable district use table and any supplemental standards (Chapter 4.10). § 2.20.020; § 2.30.020; § 2.40.020; § 2.50.020
Check property development standards (setbacks, height, lot size) in the district table and any combining district table. § 2.20.030; § 2.30.030; § 2.40.030; § 2.50.030; § 3.10.030
If hillside or rural, apply slope‑density where required and confirm cluster permit triggers/open space dedications. § 2.20.040; § 2.20.070–.080; § 2.30.040; § 5.45
If within an urban service area, obtain city general plan conformance where required. § 5.20.060
Verify if Design Review is required (e.g., -d areas; -sr within 100 ft of scenic roads). § 3.20.030; § 3.30.030(A)
Confirm parking, signage, and any other supplemental standards. Chapter 4.30; Chapter 4.40
For ADUs/JADUs, follow County ADU section; cross-check with state rules on California ADU law. § 4.10.015

Risks & Ambiguities

Issue	Why it matters	What to verify
Combining districts override base rules	Lot size/setbacks or design review can change the outcome	Check the zoning map for -d, -sr, -n, -os, -“Ac.” designators; read Chapter 3.10, 3.20, 3.30, 3.50. § 3.10.010; § 3.20.020; § 3.30.020; § 3.50.060
Slope‑density math	Governs rural/RHS units/lot sizes	Apply the correct formula and minimums; check cluster permit triggers. § 2.20.040; § 2.30.040; § 5.45
Urban plan consistency	Urban residential/commercial often must match city GP	City conformance letter for certain permits; Stanford protocol exception. § 5.20.060
ASA modifications	ASA can adjust setbacks/heights in some districts	If ASA applies (e.g., R3S; CN/CG/OA/ML/MH), confirm any ZA‑approved modifications. § 2.30.030 Notes; § 2.40.030 Notes; Chapter 5.40
Scenic road proximity	Triggers design review within 100 ft	Measure from right‑of‑way; confirm scenic designation; apply § 3.30.030(A).
-os designator	Exempts parcels from certain base tables; alters allowed residential patterns	If “-os” appears, apply Chapter 3.75 and table notes rather than base standards. § 2.30.030 Note 8; § 2.40.030 Note 2; § 2.50.030 Notes

Plain-English Summary

If your property is in unincorporated Santa Clara County, the zoning map tells you your base district and any overlays. That pairing sets what you can build (use tables) and the basics like setbacks and height (standard tables). Rural and hillside areas add slope‑density rules and often clustering; some overlays, like scenic roads or design review (-d), can trigger extra review. In urban service areas, many projects must also match the applicable city’s general plan before moving ahead.

Source References

Zoning Ordinance purpose, organization, maps, and compliance: § 1.10.020; § 1.20.010; § 1.20.050–.070
Rural base districts (purposes, uses, standards, slope density): § 2.20.010; § 2.20.020; § 2.20.030; § 2.20.040; § 2.20.050; § 2.20.070; § 2.20.080; § 2.20.090
Urban residential districts (purposes, standards): § 2.30.010; § 2.30.030; § 2.30.040
Commercial/industrial districts (purposes, standards): § 2.40.010; § 2.40.030; § 2.40.040
Special purpose districts: § 2.50.010; § 2.50.020; § 2.50.030; § 2.50.040
Combining/overlay districts: § 3.10.010–.040 (lot-size & slope); § 3.20.010–.040 (-d); § 3.30.010–.030 (-sr); § 3.50.050–.060 (-h)
Review authority and city plan conformance: Table 5.10‑1; § 5.20.060; § 5.20.070(B)(7)
ADUs/JADUs: § 4.10.015 (as cited in district use tables)

Sources

Retrieved passages

Santa Clara County Zoning Code (§ 3) High relevance
Santa Clara County Zoning Code (§ C12-300) High relevance
Santa Clara County Zoning Code (§ 1) High relevance
Santa Clara County Zoning Code (§ 1.10.020.) High relevance
Santa Clara County Zoning Code (§ 1.20.010.) High relevance
Santa Clara County Zoning Code (§ 4.10.387) Medium relevance
Santa Clara County Zoning Code (§ 2) Medium relevance
Santa Clara County Zoning Code (§ 4.20.020) Medium relevance
Santa Clara County Zoning Code (§ 2.20.030.) High relevance
Santa Clara County Zoning Code (§ 2.30.030.) High relevance
Santa Clara County Zoning Code (§ 2.50.010.) High relevance
Santa Clara County Zoning Code (§ 1) High relevance
Santa Clara County Zoning Code (§ 2) High relevance
Santa Clara County Zoning Code (§ 3) High relevance
Santa Clara County Zoning Code (Section 2.30.040) High relevance
Santa Clara County Zoning Code (Article is) High relevance
Santa Clara County Zoning Code (CHAPTER 3.10) High relevance
Santa Clara County Zoning Code (§ 3.10.030) High relevance
Santa Clara County Zoning Code (Chapter 5.45) High relevance
Santa Clara County Zoning Code (Chapter 5.45) High relevance
Santa Clara County Zoning Code (§ 4) High relevance
Santa Clara County Zoning Code (§ 4.20.110) High relevance
Santa Clara County Zoning Code (Chapter 3.75) High relevance
CBC § 8698.4 (§ 8698.4) Medium relevance
CBC § 2.50.040 (§ 2.50.040) Medium relevance

Cited sections

Official Santa Clara County code library

Frequently asked questions

What can I build on an A (Exclusive Agriculture) lot in unincorporated Santa Clara County?

Agriculture is primary, but a single-family home and ADUs/JADUs are allowed by right, with typical 30 ft front/side/rear setbacks and a 35 ft/2‑story height limit. Some non‑ag uses can be approved if they meet agricultural preservation criteria. See § 2.20.020; § 2.20.030(A); § 2.20.050.

How do hillside rules affect homebuilding in HS or RHS areas?

Hillside districts use slope‑density formulas that increase required land per dwelling as slope increases; HS subdivisions under 160 acres generally require clustering and open space, while RHS density also depends on water/sewer availability. Check § 2.20.040; § 2.20.070; § 2.30.040.

Do I need design review near a scenic road?

Yes, if your structure (including signs) is within 100 ft of a designated scenic roadway right‑of‑way in the -sr combining district, design review is required. See § 3.30.030(A).

What are typical R1 setbacks and height in the County’s unincorporated neighborhoods?

Baseline R1 standards are 25 ft front, 5 ft side, 25 ft rear; max height 35 ft/2 stories. Always check for a -6/-8/-10 or other combining district that can change setbacks/lot size. See § 2.30.030(A) and § 3.10.030.

Can I build multifamily housing in unincorporated areas?

Yes, in R3 districts and in some commercial districts (CN/CG/OA) as allowed by context, but density and approvals must conform to the applicable city general plan for parcels in urban service areas. See § 2.30.030 Notes; § 2.40.010; § 5.20.060.

Are ADUs allowed on rural lots?

Yes. Standard ADUs and JADUs are allowed by right in A, AR, HS, and RR districts (subject to § 4.10.015). Movable tiny homes require planning clearance. See § 2.20.020 Table 2.20‑1.

When do commercial/industrial setbacks apply?

In CN/CG/OA/ML/MH, setbacks in Table 2.40‑2 generally apply where a property abuts or faces a residential district; the Zoning Administrator may adjust standards through ASA. See § 2.40.030(B) and Table 2.40‑2 notes.

What if my lot has a lot‑size (-1 Ac., -5 Ac.) or slope‑density combining designator?

Those combining districts override base district lot size and setbacks and may impose slope‑based minimums. Confirm the exact designator and apply § 3.10.010–.040.

Ask about any Santa Clara County property

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

Start Free Trial