Santa Clara County, CA Building Setbacks & Zoning: Setback Rules (2026)
Key Facts
- R1 and R1E setbacks
- 25 ft front, 5 ft side, 10 ft exterior side, 25 ft rear
- RHS setbacks
- 30 ft front, 20 ft side and exterior side, 25 ft rear
- R3 setbacks
- 20 ft front, 10 ft side, 15 ft rear
- Scenic road setback
- 100 ft in R1, R1E, RHS, R2 and R3
- Where measurement starts
- Edge of the ultimate right-of-way where a lot abuts a road
- R3S districts
- Zoning Administrator sets setbacks through ASA (Note 4)
- Uncovered deck or porch encroachment
- Up to 6 ft front, 4 ft side, 6 ft rear above 30 inches
Summary
In the unincorporated urban residential districts of Santa Clara County, Table 2.30-3 of Zoning Ordinance § 2.30.030 sets minimum setbacks in feet. R1 and R1E lots need a 25-foot front, 5-foot side, 10-foot exterior side and 25-foot rear setback, while RHS lots need 30 feet in front and 20 on the side. Where a lot abuts a road, setbacks are measured from the ultimate right-of-way.
Standards. Table 2.30-3 establishes property development standards for the urban residential base districts. ... R1 R1E RHS R1S R3S R2 R3 ... Setbacks (feet) 6, 7 : Front 25 8 25 30 25 Note 4 25 20 8 Side 5 8 5 20 5 5 Note 4 5 10 8 Corner lot: Exterior side 10 8 10 20 10 5 Note 4 10 10 8 Rear 25 8 25 25 25 5 Note 4 25 15 8 Scenic road 100 100 100 — Note 4 100 100 Exceptions § 4.20.110 , Setback Exceptions ... 4. In R3S districts, setbacks and maximum height for applications subject to Architecture and Site Approval (ASA) may be modified by the Zoning Administrator with proper justification ... 7. Setback requirements of applicable lot-size combining districts ( § 3.10.030 ) shall supersede the setbacks provided for base districts. ... 1. Where a lot abuts a road, setbacks from that road shall be measured from the edge of the ultimate right-of-way (see "setback" definition in § 1.30.030 ); 2. Setbacks from all property lines not abutting a street shall be measured from the property line unless otherwise specified;
Official source re-checked September 7, 2026: no newer edition of the code had been published (publisher’s edition: Code of Ordinances: Supplement 65).
Full Breakdown
Table 2.30-3 covers seven urban residential base districts: R1, R1E, RHS, R1S, R3S, R2 and R3. Front setbacks are 25 feet in R1, R1E, R1S and R2, 30 feet in RHS and 20 feet in R3. Side setbacks are 5 feet in R1, R1E, R1S and R2, 20 feet in RHS and 10 feet in R3. On a corner lot the exterior side setback is 10 feet in R1, R1E, R1S, R2 and R3, and 20 feet in RHS. Rear setbacks are 25 feet in every district except R3, which requires 15 feet. A scenic road setback of 100 feet applies in R1, R1E, RHS, R2 and R3, while the R1S column prints a dash, which the section defines as no applicable standard.
R3S works differently. Every R3S setback and height cell points to Note 4, which lets the Zoning Administrator modify setbacks and maximum height for applications subject to Architecture and Site Approval (ASA), with proper justification, to promote quality design and functionality, to assure adequate buffering and compatibility with adjacent land use, and for consistency with the purposes of ASA. Note 5 gives the same power over side and rear setbacks for multi-family development in R1S, while single-family and two-family dwellings there follow the table. Note 6 extends it to permitted non-residential uses.
Height is regulated in the same table. The maximum is 35 feet in R1, R1E, RHS, R1S and R2 and 45 feet in R3, with a limit of 2 stories in R1, R1E and R2, 3 in RHS, 2½ in R1S and 4 in R3. R3 is the only district with a building lot-coverage cap, at 50%. Subsection B adds that on any flag lot of less than 20,000 square feet, dwellings are limited to 21 feet and one story.
Subsection C fixes how the numbers are measured. Where a lot abuts a road, the setback runs from the edge of the ultimate right-of-way, and setbacks from all property lines not abutting a street run from the property line unless otherwise specified. Note 7 says the setbacks of an applicable lot-size combining district under § 3.10.030 supersede the base district. A -6 district, for example, sets a 25-foot front, 6-foot side and 25-foot rear on 6,000 square foot lots, and a -20 district sets 30, 15 and 25 feet. Parcels with the -os designator are exempt from this table under Note 8 and follow Chapter 3.75.
Section 4.20.110 then carves out exceptions. Awnings, eaves, chimneys, cornices, utility meters and limited bay windows can extend up to 30 inches into a required yard. Uncovered decks, porches and entry stairs more than 30 inches above grade can encroach 6 feet (96 square feet) in front, 4 feet (64 square feet) on the side and 6 feet (96 square feet) in the rear. Substandard lots of one net acre or less qualify for side setbacks that step from 5 feet on 3,750 to 5,000 square feet up to 20 feet on 20,001 square feet to one acre.
Violations & Fines
Constructing, modifying or maintaining a structure contrary to the Zoning Ordinance is unlawful and a public nuisance under § 5.80.030, and County zoning enforcement officers can issue citations under § 5.80.040. A violation is an infraction unless the District Attorney charges a misdemeanor, and each day counts as a separate offense. Misdemeanors carry up to one year in County jail, a fine of up to $1,000 per offense, or both. After a 30-day response window the County can record a notice of zoning violation against the property, and legalizing the work adds a land use violation fee to the permit fee.
Frequently Asked Questions
How far back must an R1 house sit from each lot line?
Where does the setback measurement begin on a lot next to a road?
Can a deck, porch or bay window extend into the setback?
Can a small or narrow lot get a reduced side setback?
Who decides setbacks in an R3S district?
Sources & Official References
Other rules in Santa Clara County
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