Santa Cruz County — Land Use

Last reviewed: July 6, 2026

Overview

This page explains how the Santa Cruz County Zoning Ordinance governs land use in the unincorporated areas. The controlling rules are in Title 13, Chapter 13.10 of the Santa Cruz County Code (the “Zoning Ordinance”), which implements the General Plan/Local Coastal Program (LCP) and regulates what uses are allowed in each zone district and how they’re approved. If a use is not listed as allowed in a district’s use chart—or doesn’t have the required permit—it’s not allowed.

In unincorporated areas, any new use or expansion must match the district’s allowed uses or obtain the listed permit level; otherwise it violates the Zoning Ordinance. See the district “use charts” for what is “P” (by right), “ZC,” “MUP,” “AUP,” or “CUP.”

Use this together with the County’s zoning overview, district-specific zoning, development standards, design review, parking, overlay districts, nonconforming uses, and variances and exceptions.

How the ordinance structures “allowed uses”

• The code groups districts into Residential, Agricultural, Commercial, Industrial, and Resource/Other categories. Each article includes a “Uses Chart” with permit levels: P (by right), ZC, MUP, AUP, CUP. Residential uses chart: § 13.10.322(D); Commercial: § 13.10.332(D); Industrial: § 13.10.342(D); PR (Parks/Open Space): § 13.10.352(D); TP (Timber): § 13.10.372(D).
• Approval types are explained in each chart’s key (e.g., AUP requires public notice; CUP adds a public hearing).
• Applicability: No use or structure is legal unless it conforms to the allowed uses or an approved discretionary permit in that district.

District-by-district land use

RA — Residential Agriculture

• Purpose and where it applies: Non-urban single-family areas outside the urban or rural services lines, suited to residential use with small-scale commercial agriculture possible ancillary to the home use.
• Typical permitted uses: One single-family dwelling (P), accessory uses, home occupations, and ADUs per § 13.10.681.
• Conditional patterns: Small-scale commercial agriculture is allowed (RA) as a secondary use; retail sale of on-site products can be considered with a CUP if compatible.
• Dimensional notes: Single-family site/structural standards are in § 13.10.323; houses over 5,000 sf require a CUP per § 13.10.324(C). Verify specifics per parcel.

RR — Rural Residential

• Purpose and where it applies: Non-urban single-family areas that are residential in character rather than agricultural.
• Typical permitted uses: One single-family dwelling (P), home occupations, ADUs. Multifamily is not listed.
• Conditional patterns: Small-scale commercial agriculture may be considered only as a home occupation and is subject to § 13.10.613.
• Dimensional notes: See § 13.10.323; verify setbacks/coverage per lot size.

R-1 — Single-Family Residential

• Purpose and where it applies: Predominantly single-family neighborhoods within or planned for full urban services.
• Typical permitted uses: One single-family dwelling (P), attached SFDs (P), ADUs per § 13.10.681; multifamily is not allowed.
• Conditional patterns: Small-scale commercial agriculture may be allowed only as a home occupation; houses over 5,000 sf need a CUP.
• SB 9 note: Two-unit developments and urban lot splits are handled under § 13.10.327 with specific objective standards.
• Dimensional notes: Standards in § 13.10.323; verify setbacks/coverage per map and lot size.

RB — Ocean Beach Residential

• Purpose and where it applies: Existing small lots near ocean cliffs/beaches with special siting context.
• Typical permitted uses: One single-family dwelling (P), attached SFDs (P).
• Dimensional notes: Use § 13.10.323; coastal siting may add LCP constraints and design review.

RM — Multifamily Residential

• Purpose and where it applies: Multifamily areas at urban densities inside the services lines.
• Typical permitted uses: Multifamily (P); attached SFDs (P).
• Key dimensional standards (multifamily): Front setback 15–20 ft by subdistrict; interior sides typically 5 ft; rear 15 ft; FAR typically 0.5–0.7; lot coverage 45% (varies by RM subzone). See Table 13.10.323‑2.
• Mixed-use note: If in C-1/C-2, see commercial mixed-use standards below; otherwise residential standards apply.

RF — Residential Flex

• Purpose and where it applies: Higher-intensity attached housing near transit within the urban services line; limited ground-floor commercial may be appropriate.
• Typical permitted uses: Attached residential, multifamily (P).
• Key dimensional standards: Front setback 10 ft; interior sides 5 ft; rear 15 ft; FAR up to 1.1 (<30 du/ac) or 1.5 (≥30 du/ac). Table 13.10.323‑2.

A — Agriculture and CA — Commercial Agriculture

• Framework: Both use the Agricultural Uses Chart (§ 13.10.312(D)). Certain CA CUPs require special findings (§ 13.10.314).
• Typical permitted uses: Crop and animal agriculture; agricultural support facilities by size; produce stands/markets; some energy/utilities; farmworker housing under defined programs. Permit level scales with “development area” and facility size.
• Development area concept: Larger footprints or expansions can trigger MUP/AUP/CUP, and some activities are limited in the Coastal Zone.
• Cross-allowances: Some CA by-right uses are also permitted in TP with similar limits.

C-1 — Neighborhood Commercial

• Purpose and where it applies: Neighborhood-serving retail/services without a CUP.
• Typical permitted uses: Small-format sales/services, restaurants, instructional studios, indoor fitness, day care (permit level varies by size).
• Mixed-use: Residential units in mixed-use subject to § 13.10.334(A) (e.g., 45 du/ac base; 50 sf open space/unit; 5 ft side/rear setbacks). Active ground-floor frontage may apply on key corridors.

C-2 — Community Commercial

• Purpose and where it applies: Community-scale retail/services; broader commercial mix than C‑1.
• Typical permitted uses: Larger retail/services, restaurants, fuel/service stations, fitness, instructional studio; permit levels vary; some cannabis distribution/manufacturing pairings limited to specific contexts.
• Mixed-use: Same residential standards as above in § 13.10.334(A); “Active Commercial Corridor” frontage rules may apply.

PA — Professional & Administrative Offices

• Purpose and where it applies: Non-retail office and lab uses; some CZP-eligible uses as-of-right (no CUP).
• Typical permitted uses: Offices, labs; check the Commercial Uses Chart for permit levels and any special conditions.

VA — Visitor Accommodations and CT — Tourist Commercial

• Purpose and where they apply: Visitor-serving corridors/destinations; VA = accommodations; CT = visitor-serving commercial (often administrative-level approvals).
• Typical permitted uses: Hotels/inns (CUP), visitor-serving retail/services per chart. Coastal parcels may have eligibility limits for specific programs.

C-3 — Workplace Flex and C-4 — Commercial Services

• Purpose and where they apply: C‑3 blends office/light industrial; C‑4 covers non-retail sales, community-level retail, and commercial recreation—both with uses that don’t require CUPs when classed as CZP.
• Typical permitted uses: Light industrial, general services; C‑4 also includes larger site users, select cannabis uses, and infrastructure. Check permit levels in § 13.10.332(D).

M-1 — Light Industrial, M-2 — Heavy Industrial, M-3 — Mineral Extraction

• Purposes and where they apply: Reserve land for industrial/mineral uses; minimize nuisance and hazards; provide adequate space for freight/loading and utilities.
• Typical permitted uses: As listed in the Industrial Uses Chart (§ 13.10.342(D)); mining permits function as use permits in M‑3; site development often triggers design review.
• Special standards: District-specific nuisance controls (air, smoke, odor, waste) apply in industrial districts.

PR — Parks, Recreation and Open Space

• Purposes and where it applies: Preserve undevelopable lands/open space; allow limited recreation and supportive uses with careful site planning.
• Typical permitted uses: Open space uses (P), selected recreational and community facilities per chart; ADUs are permitted/limited by Coastal Zone rules.
• Key limits: Master Site Plan may be required; at least 80% of gross acreage must remain open space, with only 10% structural and 20% impervious nonstructural improvements; new commercial recreation uses generally need at least 20 acres.

TP — Timber Production

• Purposes and where it applies: Protect/manage timberlands; align with the Timberland Productivity Act; ensure nontimber uses are compatible with timber operations.
• Typical permitted uses: Growing/harvesting timber (P); certain agricultural and accessory uses with permit levels; nontimber uses must pass compatibility analysis (see § 13.10.375(A)).

SU — Special Use

• What it does: Allows uses from other districts when consistent with the General Plan/LCP, typically at the highest required approval level; residential and other uses may be permitted as outlined; timber harvesting is not allowed.
• Cannabis: Non-retail cultivation may be allowed in SU under specific GP designations and cross-referenced standards.

Mixed-use and corridor-specific commercial rules

• Mixed-use residential in C‑1 and C‑2: Base density up to 45 du/ac; 50 sf usable open space per dwelling; 5-ft side/rear setbacks for residential portions; Coastal Zone projects must meet LCP findings.
• Pleasure Point Commercial Corridor: Tenant space cap (20,000 sf), massing/third-story placement, and prescribed sidewalk/setback dimensions.

Cross-cutting notes you’ll almost always check

• Two-unit (SB 9) lots and urban lot splits: Objective standards, parcel buildability, setbacks, and deed restrictions are in § 13.10.327.
• ADUs: Allowed in most residential districts; coastal permitting differs. See § 13.10.681 and California ADU law.
• Coastal Zone: Many developments also need a Coastal Development Permit per § 13.20.050; see design review.
• Parking: Districts rely on County parking standards in Chapter 13.16; see parking.
• Nonconforming uses: Expansion/change is limited; see § 13.10.260–262 and nonconforming uses.
• Signs: Regulated separately; see § 13.10.581 and signage.

Overlay and combining districts that change what’s allowed

Some parcels also carry combining/overlay districts that influence use, density, or review. Examples include Mobile Home Park (MH), Open Space Easement (O), Agricultural Preserve/Farmland Security (P), Regional Housing Need (R), Salamander Protection (SP), Watsonville Utility Prohibition (W), and Ministerial Combining (-Min). Check the parcel map and § 13.10.400 table.

Quick reference: headline uses by district

Note: Parking, setbacks, height, and frontage often come from general standards; see development standards and parking.

Checklist

• Confirm the parcel is in unincorporated Santa Cruz County and identify the base zoning and any combining/overlay districts (see § 13.10.170-1 and § 13.10.400).
• Find the use in the applicable “Uses Chart” and note the permit level (P, ZC, MUP, AUP, CUP). Residential (§ 13.10.322), Agricultural (§ 13.10.312), Commercial (§ 13.10.332), Industrial (§ 13.10.342), PR (§ 13.10.352), TP (§ 13.10.372).
• If near the coast, check if a Coastal Development Permit is required (§ 13.20.050).
• Verify site/structural standards (setbacks, height, FAR, coverage) for the district (e.g., multifamily in Table 13.10.323‑2).
• Check parking requirements (Chapter 13.16) and circulation standards.
• Determine if design review applies (e.g., 3+ units; large single-family; commercial façades).
• If the site is PR or TP, confirm special open space/compatibility rules.
• If nonconforming, review limits and pathways to modify/replace the use or structure (§ 13.10.260–262) and consider variances/exceptions.
• For residential lots, check ADU rules (§ 13.10.681); for SB 9 projects, use § 13.10.327.

Risks & Ambiguities

Plain-English Summary

The County’s land use rules tell you what you can do on a property in the unincorporated areas based on its zoning. Each zone has a list of allowed uses—some by right, others needing a permit and possibly a hearing. Check the district “use chart,” the site standards (setbacks, height, FAR), and whether coastal or overlay rules apply. For housing, look at ADU and SB 9 sections; for commercial or industrial, check mixed-use, corridor-specific, and nuisance standards.

Source References

• Zoning Ordinance authority, scope, applicability: § 13.10.110–140
• Zoning Implementation Table (GP to zoning): § 13.10.170-1
• Residential districts (purposes/uses): § 13.10.322; § 13.10.323; § 13.10.324; Table 13.10.323‑2
• Agricultural districts (uses): § 13.10.312; special findings § 13.10.314
• Commercial districts (purposes/uses/mixed-use): § 13.10.331–336; § 13.10.332(D); § 13.10.334(A)
• Industrial districts (purposes/uses/standards): § 13.10.341–346; § 13.10.342(D); § 13.10.344
• PR – Parks, Recreation and Open Space (purposes/uses/standards): § 13.10.351–354
• TP – Timber Production (purposes/uses): § 13.10.372; compatibility § 13.10.375(A)
• Special Use: § 13.10.382
• Design Review/Site Development permits: § 13.11.035; § 13.11.040–.080; Discretionary permits: Ch. 18.10
• Parking: Ch. 13.16; Coastal Development Permits: § 13.20.050 (see “Other Standards” tables)

Retrieved passages

• Santa Cruz County Zoning Code (§ 1) High relevance show source text
• Santa Cruz County Zoning Code High relevance show source text
• Santa Cruz County Zoning Code (Title of) Medium relevance show source text
• Santa Cruz County Zoning Code Medium relevance show source text
• Santa Cruz County Zoning Code (§ 1) Medium relevance show source text
• Santa Cruz County Zoning Code (Chapter 16.54) Medium relevance show source text
• Santa Cruz County Zoning Code (Title of) Medium relevance show source text
• Santa Cruz County Zoning Code (Chapter 14.01) Medium relevance show source text
• Santa Cruz County Zoning Code High relevance show source text
• Santa Cruz County Zoning Code High relevance show source text
• Santa Cruz County Zoning Code High relevance show source text
• Santa Cruz County Zoning Code High relevance show source text
• Santa Cruz County Zoning Code (§ 1) Medium relevance show source text
• Santa Cruz County Zoning Code (Chapter 13.10) Medium relevance show source text
• Santa Cruz County Zoning Code Medium relevance show source text
• Santa Cruz County Zoning Code Medium relevance show source text
• Santa Cruz County Zoning Code (§ 1) Medium relevance show source text
• Santa Cruz County Zoning Code (§13.10.311) Medium relevance show source text
• Santa Cruz County Zoning Code (section as) Medium relevance show source text
• Santa Cruz County Zoning Code (§ 3) Medium relevance show source text
• Santa Cruz County Zoning Code (§ 1) Medium relevance show source text
• Santa Cruz County Zoning Code (§ 1) Medium relevance show source text

Cited sections

• Zoning Ordinance authority, scope, applicability: § 13.10.110–140 (§ 13.10.110)
• Zoning Implementation Table (GP to zoning): § 13.10.170-1 (§ 13.10.170-1)
• Residential districts (purposes/uses): § 13.10.322; § 13.10.323; § 13.10.324; Table 13.10.323‑2 (§ 13.10.322)
• Agricultural districts (uses): § 13.10.312; special findings § 13.10.314 (§ 13.10.312)
• Commercial districts (purposes/uses/mixed-use): § 13.10.331–336; § 13.10.332(D); § 13.10.334(A) (§ 13.10.331)
• Industrial districts (purposes/uses/standards): § 13.10.341–346; § 13.10.342(D); § 13.10.344 (§ 13.10.341)
• PR – Parks, Recreation and Open Space (purposes/uses/standards): § 13.10.351–354 (§ 13.10.351)
• TP – Timber Production (purposes/uses): § 13.10.372; compatibility § 13.10.375(A) (§ 13.10.372)
• Special Use: § 13.10.382 (§ 13.10.382)
• Design Review/Site Development permits: § 13.11.035; § 13.11.040–.080; Discretionary permits: Ch. 18.10 (§ 13.11.035)
• Parking: Ch. 13.16; Coastal Development Permits: § 13.20.050 (see “Other Standards” tables) (§ 13.20.050)
• SantaCruzCounty_ZoningCode.md

• Official Santa Cruz County code library