San Jose, CA Zoning
Districts & Requirements
Every zoning district in San Jose with permitted uses, setbacks, height limits, and density requirements — in plain English. San Jose uses Title 20 of the Municipal Code for zoning. The city is mid-way through a major Rezoning and General Plan Alignment project, converting legacy zones into new Urban Village and Mixed Use districts. California state law (SB 9, density bonus, ADU rules) overrides local zoning in many cases — always check state entitlements before assuming local limits are the ceiling.
21
Zoning districts
7
Overlay districts
1,013,000
Population
2025
Code adopted
Quick Reference
Find your district, see what you can do. Click any row for details.
| District | At a glance | Height | Coverage |
|---|---|---|---|
| R-1-8 | Standard SJ single-family. 8 du/acre, 45% coverage. ADU + JADU by state law. SB 9 duplex possible. | 35 ft / 2 stories | 45% |
| R-1-5 | Large-lot single-family. 5 du/acre, bigger setbacks. Same SB 9 and ADU rights as R-1-8. | 35 ft / 2 stories | 40% |
| R-1-2 | Rural/estate lots, half-acre minimum. Hillside overlay often applies. Limited density upside. | 35 ft / 2 stories | 35% |
| R-1-1 | Lowest density, 1-acre lots. Rural/hillside areas. Custom homes only, no density play. | 35 ft / 2 stories | 25% |
| R-2 | Duplexes by right, plus ADUs. SB 9 not needed — already entitled for two units. Strong infill zone. | 35 ft / 2 stories | 50% |
| R-M | Apartments and condos. Density set by General Plan (typically 25-50 du/acre). The multifamily workhorse. | 45 ft / 3 stories (varies by GP) | 55% |
| R-MH | Mobile home parks only. Strong tenant protections. Redevelopment requires relocation plan. | 25 ft / 1 story | 50% |
| CN | Neighborhood-scale retail and services. 50-ft height. No pedestrian orientation requirement. | 50 ft | 60% |
| CP | Pedestrian-oriented retail. 50-ft height. No parking in front setback. Walkable corridor play. | 50 ft | 70% |
| CG | Big-box, auto-oriented retail. 65-ft height, 1-acre minimum. Largest commercial format. | 65 ft | 50% |
| CO | Low-rise office, 35-ft height. Restrictive compared to CP and CG. Professional services focus. | 35 ft | 50% |
| UV | 85-ft height, 55-250 du/acre, FAR up to 10.0. The city's flagship mixed-use growth zone. | 85 ft | 80% |
| MUC | 135-ft height, up to 50 du/acre, FAR 0.25-4.5. Major corridor mixed-use with commercial emphasis. | 135 ft | 80% |
| MUN | Townhouses and small apartments, 30 du/acre max. Neighborhood-scale density, gentle infill. | 50 ft | 65% |
| TR | 270-ft height, 50-250 du/acre, FAR up to 12.0. San Jose's highest-density district. Transit-adjacent only. | 270 ft | 90% |
| UR | 30-95 du/acre, FAR 1.0-4.0. Mid-density apartments near transit. No commercial required. | 75 ft | 75% |
| DC | No setbacks, no fixed height cap (FAA-limited). The most permissive zoning in San Jose. | No fixed max (FAA-limited, typically 200-295 ft) | 100% |
| DC-NT1 | Transition zone from downtown to residential. Height varies 35-120 ft by sub-area. Step-down controls. | 35-120 ft (varies by sub-area) | 80% |
| IP | Light industrial and office campus. 50-ft height. North San Jose tech campuses are mostly IP. | 50 ft | 60% |
| LI | Manufacturing, warehousing, flex space. 50-ft height. Zero side/rear setbacks. Converting fast. | 50 ft | 65% |
| HI | Heavy manufacturing and processing. 50-ft height. 6,000 SF min lot. Fewer restrictions than IP/LI. | 50 ft | 70% |
Residential — Single-Family
4 districts in San Jose
R-1-8
Single-Family 8 DU/AcreThe dominant residential zone in San Jose — covers the vast majority of the city's 180 square miles. Single-family on ~5,450 SF minimum lots. California state law (SB 9) now allows a duplex on any R-1-8 lot by right, and ADU law allows a detached ADU plus a JADU regardless of local zoning.
What you can build
- ✓Single-family home
- ✓ADU + JADU (state law)
- ✓SB 9 duplex (state law)
- ✓SB 9 lot split + 2 duplexes (up to 4 units)
- ✓Home occupation
- ✗Triplexes or fourplexes (without Opportunity Housing)
- ✗Commercial or retail
- ✗Multifamily apartments
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 5,445 SF (8 du/acre)
- Width
- 50 ft
- Coverage
- 45%
- Front
- 25 ft
- Side
- 5 ft (10% of lot width, 5 ft min)
- Rear
- 20 ft
What this means in practice
45% coverage on a 5,445 SF lot = 2,450 SF footprint. Two stories gets you ~4,500 SF of living space. The real play in R-1-8 is SB 9: split the lot and build two duplexes for 4 total units by right, no city discretionary review. On a 7,000 SF lot, that's two ~3,000 SF parcels each with a duplex — strong rental yield in a market where SJ rents average $2,800/mo for a 2BR.
R-1-5
Single-Family 5 DU/AcreLarger single-family lots at 5 du/acre (~8,700 SF minimum). Found in hillside and established suburban neighborhoods like Almaden Valley, Willow Glen edges, and parts of Evergreen. Same state-law ADU and SB 9 rights apply.
What you can build
- ✓Single-family home
- ✓ADU + JADU (state law)
- ✓SB 9 duplex (state law)
- ✓SB 9 lot split (if lot meets 2,400 SF min per parcel)
- ✓Home occupation
- ✗Multifamily apartments
- ✗Commercial or retail
- ✗Subdivision below density minimum without SB 9
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 8,712 SF (5 du/acre)
- Width
- 65 ft
- Coverage
- 40%
- Front
- 25 ft
- Side
- 5 ft (10% of lot width, 5 ft min)
- Rear
- 25 ft
What this means in practice
Large lots are the SB 9 sweet spot. An 8,700 SF R-1-5 lot splits into two ~4,350 SF parcels, each eligible for a duplex = 4 units total. At San Jose construction costs of ~$350-450/SF, a fourplex on a former single-family lot pencils well given $1.2M+ land values in Almaden and Willow Glen. ADU + JADU on the existing home is the low-risk play — 3 units with minimal entitlement work.
R-1-2
Single-Family 2 DU/AcreEstate-density single-family at 2 du/acre (~21,780 SF minimum lots). Found in the eastern hills and rural edges. Many parcels carry hillside development overlays with additional slope-based restrictions.
What you can build
- ✓Single-family home
- ✓ADU + JADU (state law)
- ✓SB 9 duplex (state law)
- ✓Agricultural uses on qualifying lots
- ✗Multifamily
- ✗Commercial
- ✗Dense subdivision without rezoning
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 21,780 SF (~0.5 acres)
- Width
- 80 ft
- Coverage
- 35%
- Front
- 30 ft
- Side
- 10 ft
- Rear
- 25 ft
What this means in practice
35% coverage on a half-acre = 7,623 SF footprint — generous for a custom home. But the real question is whether the hillside overlay applies. If it does, grading limits, slope-density formulas, and geotechnical review can cut your buildable area significantly. SB 9 still applies but the lot split minimum (2,400 SF per parcel) is easily met. Infrastructure costs (long driveways, septic in some areas) eat into margins on hill sites.
R-1-1
Single-Family 1 DU/AcreOne-acre minimum lots in San Jose's most rural areas — eastern foothills and agricultural edges. Hillside overlay almost always applies. This is custom home territory, not a development play.
What you can build
- ✓Single-family home
- ✓ADU + JADU (state law)
- ✓Agricultural uses
- ✓Home occupation
- ✗Multifamily or commercial
- ✗Dense subdivision
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 43,560 SF (1 acre)
- Width
- 100 ft
- Coverage
- 25%
- Front
- 30 ft
- Side
- 15 ft
- Rear
- 25 ft
What this means in practice
25% of an acre = 10,890 SF footprint — enough for a very large estate home. But hillside overlay slope-density formulas often reduce this further. Construction costs on hill sites run $500-700/SF with grading, retaining walls, and extended utilities. Unless the view commands a premium, the math is tight. SB 9 allows a duplex but infrastructure costs make it impractical at this density.
Residential — Two-Family
1 district in San Jose
R-2
Two-Family ResidentialSan Jose's duplex district. Two dwelling units per lot by right, plus ADUs under state law. Found in transitional neighborhoods between single-family and higher-density areas. With state ADU law, you can get up to 5 units on a duplex lot (2 primary + 2 detached ADUs + 1 attached ADU).
What you can build
- ✓Single-family home
- ✓Duplex
- ✓ADUs (2 detached + 1 attached on duplex lots)
- ✓Home occupation
- ✗Triplexes or fourplexes (need R-M)
- ✗Standalone commercial
- ✗Apartments
Key numbers
- Height
- 35 ft / 2 stories
- Lot min
- 5,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 20 ft
- Side
- 5 ft
- Rear
- 20 ft
What this means in practice
The hidden value in R-2: state ADU law stacks on top. A duplex lot gets 2 detached ADUs (one per primary unit) + 1 attached ADU = 5 total units. On a 6,000 SF lot at 50% coverage, that's a 3,000 SF footprint with 5 units generating $12,000-15,000/mo in San Jose rents. This is the best small-scale rental play in the city — no discretionary approval needed.
Residential — Multifamily
1 district in San Jose
R-M
Multiple ResidenceSan Jose's general multifamily district. Density is not set by zoning alone — the General Plan land use designation controls your unit count (commonly 25-50 du/acre, up to 95 in transit-rich areas). Apartments, condos, townhouses, and senior housing all allowed.
What you can build
- ✓Apartment buildings
- ✓Condominiums
- ✓Townhouses
- ✓Senior housing
- ✓Single-family and duplexes
- ✓Group residential
- ✗Commercial or retail (without mixed-use designation)
- ✗Industrial
Key numbers
- Height
- 45 ft / 3 stories (varies by GP)
- Lot min
- 6,000 SF
- Width
- 60 ft
- Coverage
- 55%
- Front
- 20 ft
- Side
- 10 ft (increases with height)
- Rear
- 20 ft
What this means in practice
R-M is where the General Plan designation really matters. Same R-M zoning can yield 25 or 50 du/acre depending on the GP. At 50 du/acre on a half-acre site, that's 25 units. At SJ average multifamily rents of $3,100/mo for a 1BR, 25 units grosses ~$930K/yr. State density bonus adds up to 50% more units (37 total) if you include 15% very-low-income. Always check the GP designation before making an offer — the zoning is only half the story.
Residential — Mobile Home
1 district in San Jose
R-MH
Mobile Home ResidentialReserved for existing mobile home parks. San Jose has some of the strongest mobile home tenant protections in California — the Mobile Home Park Rent Ordinance caps rent increases, and the city requires a relocation impact report before any park closure.
What you can build
- ✓Mobile home parks
- ✓Manufactured housing
- ✓Park common facilities
- ✗Conventional single-family homes
- ✗Apartments or condos
- ✗Commercial
Key numbers
- Height
- 25 ft / 1 story
- Lot min
- 3 acres (park minimum)
- Width
- 200 ft
- Coverage
- 50%
- Front
- 25 ft
- Side
- 15 ft
- Rear
- 15 ft
What this means in practice
R-MH sites near transit are constant rezoning targets, but park closure requires a relocation impact report, City Council approval, and tenant relocation assistance that can run $50K-100K per household. A 100-space park = $5-10M in relocation costs before you break ground. Check the General Plan — if the GP designates the site for higher density, the rezoning path exists but the political and financial costs are real.
Commercial
4 districts in San Jose
CN
Commercial NeighborhoodSmall-scale commercial serving surrounding residential neighborhoods. Strip malls, convenience stores, personal services. Less pedestrian-oriented than CP — parking lots in front are the norm. Found at neighborhood intersections throughout San Jose.
What you can build
- ✓Retail and personal services
- ✓Restaurants
- ✓Office (limited scale)
- ✓Medical/dental offices
- ✓Childcare centers
- ✗Residential (without mixed-use GP designation)
- ✗Auto dealerships or repair
- ✗Heavy commercial or industrial
- ✗Big-box retail
Key numbers
- Height
- 50 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 60%
- Front
- 10 ft
- Side
- 0 ft (12.5 ft on corner lots)
- Rear
- 0 ft (25 ft adjacent to residential)
What this means in practice
CN sites at busy intersections are prime rezoning candidates if the General Plan supports mixed-use or Urban Village designation. A CN parcel rezoned to MUC or UV can go from a single-story strip mall to a 5-8 story mixed-use project. Check whether the site falls within one of San Jose's 60+ planned Urban Village boundaries — if it does, the GP already supports higher density.
CP
Commercial PedestrianSan Jose's walkable commercial district. Buildings at or near the sidewalk, parking behind. The 10-ft maximum front setback (not minimum) is the key — it forces a street-wall retail experience. Found along Santana Row, parts of downtown, and emerging corridors.
What you can build
- ✓Retail and restaurants (pedestrian-oriented)
- ✓Mixed-use with residential above (with GP support)
- ✓Office
- ✓Entertainment and cultural uses
- ✓Hotels
- ✗Auto-oriented businesses (car wash, drive-through)
- ✗Parking lots between building and street
- ✗Industrial
Key numbers
- Height
- 50 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 70%
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft
- Rear
- 25 ft (0 ft if no adjacent residential)
What this means in practice
The 0-to-10-ft front setback is the defining feature — your building must be close to the sidewalk. At 50-ft height, you get 4 stories of mixed-use. On a quarter-acre CP site at 70% coverage: ~30,000 SF gross. Ground-floor retail at $3.50-5.00/SF NNN (San Jose walkable corridors) plus upper-floor residential at $3,100/mo makes a strong pro forma. CP sites near VTA light rail stops are the best bets for Urban Village rezoning.
CG
Commercial GeneralSan Jose's auto-oriented commercial district for large-format retail, big-box stores, car dealerships, and regional commercial. 1-acre minimum lot, 65-ft height — built for suburban-scale commercial along arterials like Stevens Creek Blvd and Tully Road.
What you can build
- ✓Big-box retail
- ✓Auto dealerships and service
- ✓Regional commercial centers
- ✓Hotels
- ✓Office buildings
- ✓Drive-throughs
- ✗Residential (without rezoning)
- ✗Heavy industrial
Key numbers
- Height
- 65 ft
- Lot min
- 1 acre (43,560 SF)
- Width
- 100 ft
- Coverage
- 50%
- Front
- 15 ft
- Side
- 0 ft (12.5 ft on corner lots)
- Rear
- 0 ft (25 ft adjacent to residential)
What this means in practice
CG sites are the biggest redevelopment opportunities in San Jose. A 5-acre CG site (dead mall, car dealership) rezoned to Urban Village can support 400-600 apartments with ground-floor retail. Stevens Creek Blvd CG parcels are being rezoned as Urban Village plans are adopted. The 1-acre minimum lot means you're likely working with assemblages — check the GP for Urban Village designation before starting acquisition.
CO
Commercial OfficeLow-intensity office district for professional services, medical offices, and small-scale commercial. The 35-ft height limit and larger setbacks make this one of the most restrictive commercial zones. Often found buffering residential neighborhoods.
What you can build
- ✓Professional offices
- ✓Medical and dental offices
- ✓Personal services (limited SF)
- ✓Small-scale retail (limited)
- ✓Childcare centers
- ✗Residential (without GP change)
- ✗Retail above 15,000 SF
- ✗Auto-oriented uses
- ✗Industrial
Key numbers
- Height
- 35 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 50%
- Front
- 10 ft (15 ft adjacent to R-1)
- Side
- 5 ft
- Rear
- 25 ft
What this means in practice
CO is the most constrained commercial zone in San Jose. At 35 ft you get 2 stories of office — about 5,000 SF on a typical 6,000 SF lot. Office rents in San Jose run $3.50-5.50/SF full-service. The real opportunity is rezoning: CO sites adjacent to CP or CG corridors are candidates for mixed-use designation under the Rezoning and General Plan Alignment project. Watch the city's rezoning timeline.
Urban Village & Mixed Use
5 districts in San Jose
UV
Urban VillageSan Jose's vision for walkable, transit-oriented neighborhoods. The UV district implements the General Plan's Urban Village designation — 60+ planned villages across the city. Mixed residential and commercial with high-density allowances. Approved by Council in 2021 as part of the new Urban Village zoning framework.
What you can build
- ✓Mixed-use (residential + commercial)
- ✓High-density apartments and condos
- ✓Retail, restaurants, and entertainment
- ✓Office
- ✓Hotels
- ✓Live/work units
- ✗Auto-oriented commercial (drive-throughs)
- ✗Industrial
- ✗Low-density single-family subdivision
Key numbers
- Height
- 85 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 80%
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft min / 10 ft max
- Rear
- 10 ft
What this means in practice
At 85 ft (7-8 stories) and 250 du/acre, a 1-acre UV site can support 250 apartments over ground-floor retail. That's the theoretical max — most projects land at 100-150 du/acre with structured parking. FAR up to 10.0 for commercial means massive office projects are possible. The catch: many UV-designated parcels haven't been rezoned yet. Check whether the Urban Village Plan for your area has been adopted — an adopted plan means the zoning is in place. An unadopted plan means you need to go through the rezoning process.
MUC
Mixed Use CommercialMixed-use district emphasizing commercial activity with residential allowed. 135-ft height means 10-12 story buildings. Suited for major corridors and employment centers where the city wants commercial alongside housing.
What you can build
- ✓Mixed-use buildings
- ✓Mid-rise apartments and condos
- ✓Office (mid-rise to high-rise)
- ✓Retail and restaurants
- ✓Hotels
- ✓Light industrial (food/beverage manufacturing) if compatible
- ✗Heavy industrial
- ✗Auto-oriented commercial
- ✗Low-density residential subdivision
Key numbers
- Height
- 135 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 80%
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft min / 10 ft max
- Rear
- 10 ft
What this means in practice
135 ft opens the door to 10-12 story projects — this is real high-rise territory in San Jose. At 50 du/acre on 2 acres, that's 100 apartments. But the FAR of up to 4.5 for commercial means you can do 200,000+ SF of office on a 1-acre site. The best MUC projects mix both: ground-floor retail, 3-4 floors of office, 5-6 floors of residential. Check airport height overlay — many MUC sites near downtown are limited to 90-110 ft by FAA approach surfaces.
MUN
Mixed Use NeighborhoodThe gentlest of San Jose's new mixed-use districts. Intended for townhouses, small-lot single-family, stacked flats, and live/work — the 'missing middle' between single-family and apartment buildings. FAR capped at 2.0, density at 30 du/acre.
What you can build
- ✓Townhouses
- ✓Small-lot single-family
- ✓Stacked flats
- ✓Live/work units
- ✓Small-scale retail (neighborhood-serving)
- ✓Mixed residential and commercial
- ✗Large apartment complexes
- ✗Big-box retail
- ✗Industrial
Key numbers
- Height
- 50 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 65%
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft min / 10 ft max
- Rear
- 10 ft
What this means in practice
MUN is the sweet spot for townhouse developers. At 30 du/acre and 50-ft height, a half-acre site yields 15 townhouses at 3-4 stories. San Jose townhouse prices run $900K-1.3M — that's $13.5-19.5M gross revenue on a 15-unit project. Construction costs at $350-400/SF for Type V wood-frame make this pencil. The neighborhood-serving retail component is optional but adds value near transit.
TR
Transit ResidentialSan Jose's most aggressive density district — reserved for sites near major transit stations (BART, VTA light rail, Caltrain). 270-ft height (25+ stories), up to 250 du/acre, and FAR up to 12.0. This is high-rise, transit-oriented development at scale.
What you can build
- ✓High-rise apartments and condos
- ✓Office towers
- ✓Hotels
- ✓Ground-floor retail
- ✓Mixed-use towers
- ✓Transit-oriented development
- ✗Auto-oriented uses
- ✗Industrial
- ✗Low-density residential
Key numbers
- Height
- 270 ft
- Lot min
- 8,000 SF
- Width
- 60 ft
- Coverage
- 90%
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft min / 10 ft max
- Rear
- 10 ft
What this means in practice
270 ft means 25-story towers — comparable to San Francisco mid-rise. At 250 du/acre on 2 acres, that's 500 apartments. With Type I steel-and-concrete construction at $550-700/SF, a 500-unit tower costs $300-400M. These are institutional-scale projects backed by pension funds and REITs. The BART extension to downtown San Jose (delayed to 2036) is the wildcard — sites near the planned Diridon and Downtown stations will see the biggest value lift when the timeline firms up. Airport approach surfaces limit height near downtown — verify FAA clearance before designing.
UR
Urban ResidentialMid-to-high density residential district for apartment buildings near transit corridors. Unlike UV and MUC, commercial is not emphasized — this is primarily a housing zone. Density ranges from 30 to 95 du/acre depending on the General Plan designation.
What you can build
- ✓Apartment buildings
- ✓Condominiums
- ✓Townhouses
- ✓Senior housing
- ✓Limited neighborhood-serving retail
- ✓Live/work units
- ✗Standalone commercial
- ✗Office buildings
- ✗Industrial
Key numbers
- Height
- 75 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 75%
- Front
- 0 ft min / 10 ft max
- Side
- 0 ft min / 10 ft max
- Rear
- 10 ft
What this means in practice
UR at 95 du/acre on 1 acre = 95 apartments. At 75 ft height (6-7 stories) and 75% coverage, you're looking at ~140,000 SF of residential gross area. Type III or V-over-I podium construction at $400-500/SF is the typical format. The FAR range of 1.0-4.0 depends on the GP — transit-adjacent sites get the higher end. Compare with R-M: UR gives you the modern zoning framework with max-setback (build-to) requirements that create urban streetscapes.
Downtown
2 districts in San Jose
DC
Downtown Primary CommercialSan Jose's downtown core — no minimum setbacks, no fixed height limit (only FAA airport approach surfaces apply), and no lot coverage cap. Build lot-line to lot-line, as tall as the FAA allows. The Diridon Station Area and Google Downtown West project fall partially within DC zoning.
What you can build
- ✓High-rise mixed-use towers
- ✓Office towers
- ✓Apartment/condo high-rises
- ✓Hotels
- ✓Entertainment and cultural venues
- ✓Ground-floor retail
- ✗Industrial
- ✗Auto-oriented commercial
- ✗Buildings exceeding FAA height clearance
Key numbers
- Height
- No fixed max (FAA-limited, typically 200-295 ft)
- Lot min
- None
- Width
- None
- Coverage
- 100%
- Front
- 0 ft (no minimum)
- Side
- 0 ft (no minimum)
- Rear
- 0 ft (no minimum)
What this means in practice
DC is the most valuable zoning in San Jose. No setbacks + no coverage limit + FAA-limited height (typically 200-295 ft downtown, depending on proximity to SJC airport flight paths) = maximum buildable area. A half-acre DC site can support a 20+ story tower with 300 apartments over retail. The Google Downtown West project (80 acres near Diridon Station) demonstrates the scale possible here. Below-grade or podium parking is mandatory — surface parking wastes irreplaceable DC-zoned land.
DC-NT1
Downtown Neighborhood Transition 1Steps down from DC intensity to adjacent residential neighborhoods. Height limits vary by specific location — 35 ft near Almaden historic areas, up to 120 ft along Market Street approaching Highway 280. Setback and height requirements are location-specific, designed to protect neighborhood transitions.
What you can build
- ✓Mixed-use buildings
- ✓Apartments and condos
- ✓Office
- ✓Retail and restaurants
- ✓Hotels (in some sub-areas)
- ✗Industrial
- ✗Buildings exceeding sub-area height limits
- ✗Auto-oriented commercial
Key numbers
- Height
- 35-120 ft (varies by sub-area)
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 80%
- Front
- 0-10 ft (varies by sub-area)
- Side
- 0-10 ft (varies by sub-area)
- Rear
- 10 ft min to residential
What this means in practice
DC-NT1 is a patchwork — each sub-area has different height and setback rules. On Almaden Avenue west side: 35 ft / 2.5 stories only. On Market Street near 280: 120 ft / 10 stories. The practical approach: look up the specific sub-area before running numbers. The 50-ft step-back requirement above 70 ft on Almaden Boulevard means your tower floor plate shrinks significantly at the podium level. Sites on the Market Street end near 280 have the best height-to-land-cost ratio in the transition zones.
Industrial
3 districts in San Jose
IP
Industrial ParkSan Jose's cleanest industrial zone — designed for office parks, R&D campuses, and light industrial. North San Jose's tech corridor (Cisco, PayPal, eBay campuses) is heavily IP-zoned. The city's Rezoning and GP Alignment project is studying conversions of underperforming IP sites to residential.
What you can build
- ✓Office and R&D campuses
- ✓Light manufacturing
- ✓Data centers
- ✓Warehouse and distribution (limited)
- ✓Commercial uses compatible with industrial park
- ✗Residential
- ✗Heavy industrial or outdoor storage
- ✗Retail (standalone)
Key numbers
- Height
- 50 ft
- Lot min
- 10,000 SF
- Width
- 75 ft
- Coverage
- 60%
- Front
- 15 ft
- Side
- 0 ft (25 ft adjacent to residential)
- Rear
- 0 ft (25 ft adjacent to residential)
What this means in practice
The biggest opportunity in San Jose right now may be IP-to-residential conversions. North San Jose has hundreds of acres of underperforming IP land zoned for office/R&D, but the tech market has shifted to hybrid work. The city's GP allows up to 32,000 residential units in North San Jose. An IP site rezoned to UR or UV can go from a single-story office park worth $50/SF to a multifamily site worth $150-250/SF. Watch the Rezoning and GP Alignment project timeline.
LI
Light IndustrialGeneral light industrial for manufacturing, warehousing, and flex space. Zero side and rear setbacks (except adjacent to residential) allow maximum building footprint. Many LI parcels along transit corridors are being studied for conversion to mixed-use.
What you can build
- ✓Light manufacturing and assembly
- ✓Warehouse and distribution
- ✓Flex industrial/office
- ✓Auto repair
- ✓Research and development
- ✗Residential
- ✗Heavy industrial with major environmental impact
- ✗Retail (standalone)
Key numbers
- Height
- 50 ft
- Lot min
- 10,000 SF
- Width
- 75 ft
- Coverage
- 65%
- Front
- 15 ft
- Side
- 0 ft (25 ft adjacent to residential)
- Rear
- 0 ft (25 ft adjacent to residential)
What this means in practice
LI land near VTA light rail is the speculative play. Industrial rents in San Jose run $1.50-2.50/SF NNN — modest income. But if the GP designates your LI parcel for Urban Village or mixed-use, the land value jumps 3-5x. The BART extension route through downtown puts LI parcels within walking distance of future stations on the map. Run the industrial hold income against the rezoning timeline to see if the carry works.
HI
Heavy IndustrialSan Jose's most permissive industrial zone — heavy manufacturing, processing, outdoor storage. Fewer restrictions on use types than IP or LI but the same height limit. Found in Mabury/US 101 corridor and older industrial areas south of downtown.
What you can build
- ✓Heavy manufacturing and processing
- ✓Outdoor storage and salvage
- ✓Large-scale warehousing
- ✓Auto wrecking (with permit)
- ✓Utility installations
- ✗Residential
- ✗Retail or office (standalone)
- ✗Schools or hospitals
Key numbers
- Height
- 50 ft
- Lot min
- 6,000 SF
- Width
- 50 ft
- Coverage
- 70%
- Front
- 15 ft
- Side
- 0 ft (25 ft adjacent to residential)
- Rear
- 0 ft (25 ft adjacent to residential)
What this means in practice
HI sites carry environmental risk — Phase I and Phase II environmental site assessments are mandatory before acquisition. Brownfield cleanup costs range from $100K for minor contamination to $5M+ for industrial solvent plumes common in Silicon Valley. If the site is clean and the GP supports transition, HI parcels near downtown are undervalued relative to their mixed-use potential. Budget 18-24 months for a GP amendment + rezoning on HI land.
Development Bonus Program
California's State Density Bonus Law (Gov. Code 65915) is the primary density bonus program in San Jose. Provide 5% very-low-income units and get a 20% density bonus; provide 15% very-low-income and get 50% bonus. AB 1287 (2024) added a super-bonus: provide 20% very-low-income units and get 70% total bonus. On top of density, you get 1-5 incentives/concessions (reduced setbacks, increased height, reduced parking) that the city must grant. San Jose's local Inclusionary Housing Ordinance requires 15% affordable in all projects of 10+ units — but if you're already providing 15% for the state bonus, the inclusionary requirement is effectively met. The density bonus almost always pencils in San Jose: the extra market-rate units at $3,000+/mo rents more than compensate for the below-market units.
Overlay Districts
Airport Approach Zone / Height Limitation
San Jose International Airport (SJC) flight paths limit building heights across much of the city. The FAA's 14 CFR Part 77 approach surfaces are the binding constraint in DC, TR, and many UV/MUC zones — not the zoning height limit. Downtown heights typically cap at 200-295 ft depending on distance from runways. File FAA Form 7460 for any project over 200 ft. If the FAA issues a Determination of Hazard, you cannot build to that height regardless of zoning.
Urban Village Plan Areas
San Jose has designated 60+ Urban Village areas across the city as growth nodes for walkable, transit-oriented development. Each village requires an adopted Urban Village Plan before the new UV/MUC/MUN zoning applies. As of 2025, roughly half have adopted plans. If your site is in an unadopted village, the underlying legacy zoning still controls — but the GP designation signals the city's intent. Adopted villages include parts of North San Jose, Santana Row/Valley Fair, and several VTA light rail station areas.
Diridon Station Area Plan (DSAP)
The area around Diridon Station (Caltrain, future BART, VTA, ACE, Capitol Corridor) is San Jose's highest-priority growth area. The amended DSAP (2021) allows increased heights and densities. Google's Downtown West project covers 80 acres with up to 7.3M SF of office, 5,900 residential units, and 500K SF of retail. Sites within the DSAP boundary benefit from infrastructure improvements funded by the project but are subject to specific design guidelines.
Historic Landmark and District Overlay
San Jose has 200+ designated historic landmarks and several historic districts (Hensley, Naglee Park, Hanchett Park, Shasta-Hanchett, Palm Haven). Historic Preservation Permits are required for demolition or exterior modification of designated resources. The permit process adds 2-4 months and the Historic Landmarks Commission can deny demolition. Always check historic status before making an offer — it's the most common deal-killer in older SJ neighborhoods.
Hillside Development Overlay
Applies to parcels with average slopes over 10% in the eastern foothills. Slope-density formulas reduce allowable units, grading is limited to minimize visual and environmental impact, and geotechnical review is required. On slopes over 30%, density may be reduced to less than 1 du/acre regardless of base zoning. Infrastructure costs (grading, retaining, extended utilities) add $50-150/SF to site development.
FEMA Flood Zone Overlay
Portions of San Jose along Coyote Creek, Guadalupe River, and their tributaries are in FEMA flood zones. The February 2017 Coyote Creek flood displaced 14,000+ residents and changed the city's approach to flood risk. Check FEMA FIRM panels before making an offer — flood zone designation affects insurance requirements, foundation design, and financing. Base flood elevation plus freeboard determines your first-floor height.
Transit Priority Area (TPA)
Within one-half mile of an existing or planned major transit stop (VTA light rail, Caltrain, future BART). Under SB 743, projects in TPAs are not required to analyze vehicle traffic impacts under CEQA — a significant time and cost savings for environmental review. TPAs also qualify for streamlined CEQA review under SB 35 for projects meeting inclusionary requirements. If you're in a TPA, your CEQA path is faster and cheaper.
Frequently Asked Questions
How do I check zoning for a specific property?
Use the City's online GIS zoning map at gis.sanjoseca.gov. Enter an address to see the zoning district, General Plan designation, and any overlays. Remember: in San Jose, the General Plan designation controls density as much as the zoning. For what the zoning actually means for your site's development potential, that's what Nearby Property does — enter any address and get the full property profile.
What is Opportunity Housing?
Opportunity Housing is San Jose's proposal to allow up to four units (duplexes, triplexes, fourplexes) on any single-family lot, expanding options beyond what SB 9 already provides. As of 2025, it remains under study — SB 9 duplex rights and state ADU law already apply citywide. A fourplex on an R-1-8 lot through Opportunity Housing would significantly increase density without rezoning, but the program has not been formally adopted.
How does SB 9 work in San Jose?
Senate Bill 9 allows a duplex on any single-family lot and/or a lot split creating two parcels (each eligible for a duplex) for up to 4 units total. San Jose was one of the first large cities to implement SB 9. The city has received nearly 60 lot-split applications and over two dozen duplex filings. This is a ministerial (by-right) process — no discretionary review, no public hearing. The main constraints: each parcel must be at least 2,400 SF after split, and units must meet existing height and setback requirements.
What are Urban Villages?
San Jose's General Plan (Envision San Jose 2040) designates 60+ Urban Village areas as growth nodes for walkable, mixed-use, transit-oriented development. Each village needs an adopted Urban Village Plan before new zoning (UV, MUC, MUN, UR, TR) applies. The six new zoning districts were approved by Council in 2021. If your site is in a village with an adopted plan, you can build to the new standards. If the plan hasn't been adopted yet, legacy zoning controls — but the GP designation signals where the city is headed.
How does the State Density Bonus work?
Under California Government Code 65915, provide affordable units and get up to 50% more market-rate units (70% under AB 1287). You also get 1-5 incentives/concessions — typically increased height, reduced setbacks, or reduced parking — that the city must grant. In San Jose, the density bonus is particularly powerful because land costs are high ($100-300/SF) but rents support the extra units ($3,000+/mo). A 100-unit project with 15% very-low-income units becomes 150 market-rate units — the 35 extra units at $3,000/mo = $1.26M/yr additional gross revenue.
What is the Inclusionary Housing Ordinance?
San Jose's IHO (Municipal Code Chapter 5.08) requires 15% of units in any project of 10+ units to be affordable to moderate-income households. The requirement applies to both for-sale and rental projects. Alternative compliance options include in-lieu fees and off-site construction. The IHO and state density bonus interact: if you're already providing 15% affordable for the state density bonus, you've met the IHO requirement and can use the bonus units to improve your pro forma.
How does the airport affect building heights?
San Jose International Airport (SJC) is located 2 miles northwest of downtown. FAA 14 CFR Part 77 approach surfaces limit building heights across much of the city — including downtown and many Urban Village areas. The practical limit in the downtown core is 200-295 ft depending on exact location. File FAA Form 7460 (Notice of Proposed Construction) early in design for any project over 200 ft. If the FAA issues a Determination of Hazard, you cannot build to that height. The Diridon Station Area Plan raised some height limits after FAA coordination, but the airport remains the binding constraint for tall buildings.
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any address in San Jose
Permitted uses, setbacks, density, buildable area, overlays, and nearby development activity — for a specific parcel, not just the district.