San Jose · Land use · Single-family home
Where is a single-family home allowed in San Jose?
In San Jose, a single-family home is allowed in 6 base zones (R-1, R-2, R-M, MUN, UR and 1 more, all with a condition), needs a conditional use permit in 3 (OS, A and R-MH, all with a condition) and not allowed in 3 (San Jose use tables, read October 2026).
Key points
- Allowed: R-1, R-2, R-M, MUN, UR and TR
- Needs a permit: OS, A and R-MH
- Not allowed: UVC, UV and MUC
Find your lot's zone on the city zoning map, then read its row. Every status below was read from the San Jose Municipal Code use tables (read October 2026). Base zones only. General information, not legal advice — check with the city before you apply.
Zones where a single-family home can go
San Jose's code calls this use “One-family dwelling”. Each row links to the use table it comes from. A zone marked “see note” has a condition in the code, for example upper floors only or a larger lot.
| Zone | Status | Code |
|---|---|---|
| R-1 | Allowed — see note Note 1: Only one one-family dwelling unit per lot in the R-1, R-2, R-M and R-MH districts, unless allowed pursuant to the provisions of Part 8, Part 9, or Part 9.5 of Chapter 20.30, where applicable. Note 10: May be used as Transitional Housing. Supportive housing and transitional housing shall be subject only to those restrictions that apply to other residential dwellings of the same type within the same zone. | USES ALLOWED |
| R-2 | Allowed — see note Note 1: Only one one-family dwelling unit per lot in the R-1, R-2, R-M and R-MH districts, unless allowed pursuant to the provisions of Part 8, Part 9, or Part 9.5 of Chapter 20.30, where applicable. Note 10: May be used as Transitional Housing. Supportive housing and transitional housing shall be subject only to those restrictions that apply to other residential dwellings of the same type within the same zone. | USES ALLOWED |
| R-M | Allowed — see note Note 1: Only one one-family dwelling unit per lot in the R-1, R-2, R-M and R-MH districts, unless allowed pursuant to the provisions of Part 8, Part 9, or Part 9.5 of Chapter 20.30, where applicable. Note 10: May be used as Transitional Housing. Supportive housing and transitional housing shall be subject only to those restrictions that apply to other residential dwellings of the same type within the same zone. | USES ALLOWED |
| MUN | Allowed — see note Note 6: One-family dwellings or two-family dwellings are allowed as part of a larger development which meets the minimum density requirement in the UR and TR zoning districts. Note 25: May be used as Transitional Housing. | USES ALLOWED |
| UR | Allowed — see note Note 6: One-family dwellings or two-family dwellings are allowed as part of a larger development which meets the minimum density requirement in the UR and TR zoning districts. Note 25: May be used as Transitional Housing. | USES ALLOWED |
| TR | Allowed — see note Note 6: One-family dwellings or two-family dwellings are allowed as part of a larger development which meets the minimum density requirement in the UR and TR zoning districts. Note 25: May be used as Transitional Housing. | USES ALLOWED |
| OS Open Space | Needs a conditional use permit — see note Note 1: The erection, enlargement, structural alteration, or use of any permanent building or structure for any permitted or conditional use in the OS open space district requires the issuance of a conditional use permit, with the exception of certain modifications of existing wireless facilities pursuant to Section 20.80.1915. Note 3: A one-family dwelling may be used for a residential care facility or residential service facility for six or fewer residents. No services may be provided to non-residents. | USE REGULATIONS |
| A Agricultural | Needs a conditional use permit — see note Note 1: The erection, enlargement, structural alteration, or use of any permanent building or structure for any permitted or conditional use in the OS open space district requires the issuance of a conditional use permit, with the exception of certain modifications of existing wireless facilities pursuant to Section 20.80.1915. Note 3: A one-family dwelling may be used for a residential care facility or residential service facility for six or fewer residents. No services may be provided to non-residents. | USE REGULATIONS |
| R-MH | Needs a conditional use permit — see note Note 1: Only one one-family dwelling unit per lot in the R-1, R-2, R-M and R-MH districts, unless allowed pursuant to the provisions of Part 8, Part 9, or Part 9.5 of Chapter 20.30, where applicable. Note 10: May be used as Transitional Housing. Supportive housing and transitional housing shall be subject only to those restrictions that apply to other residential dwellings of the same type within the same zone. | USES ALLOWED |
Zones where it is not allowed
What else applies
- Standards for this use: Section 20.30.110 (cited in S1 and S2 notes column); text not in supplied sections.
- State law: State law lets most single-family lots add an ADU and a JADU (California ADU law) and a second home or a lot split under SB 9 (Gov. Code § 65852.21).
- Not covered here: Planned Development (PD) and other zones outside the seven supplied chapters; MS-G cells where the three frontage columns differ. Overlay zones and specific plans can also change the answer.
Other uses in San Jose
Who this affects
Frequently asked questions
Can I have a single-family home in the OS zone in San Jose?
Only with a conditional use permit. San Jose's use table lists it that way in OS (Open Space) (USE REGULATIONS). The code adds a condition: “The erection, enlargement, structural alteration, or use of any permanent building or structure for any permitted or conditional use in the OS open space district requires the issuance of a conditional use permit,…”
Can I have a single-family home in the UVC zone in San Jose?
No. San Jose's use table does not allow it in UVC (USES ALLOWED).
Can I have a single-family home in the R-1 zone in San Jose?
Yes, with a condition. San Jose's use table lists it as allowed in R-1 (USES ALLOWED). The code adds a condition: “Only one one-family dwelling unit per lot in the R-1, R-2, R-M and R-MH districts, unless allowed pursuant to the provisions of Part 8, Part 9, or Part 9.5 of Chapter 20.30, where applicable. May be used as…”
General information, not legal advice.
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