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Zoning Guide

Fontana Zoning & Land Use Guide

Last updated: Verified:

Key Zoning Facts

Building Code Edition
2022 California Building Code (CBC, based on 2021 IBC)
ADUs Allowed
No
Primary District
R-E — Residential Estates
Max Height
35 ft

Fontana Zoning Overview

Fontana is the second most populous city in San Bernardino County with approximately 209,000 residents (2020 Census). The city manages land use through its Zoning and Development Code (Chapter 30 of the Municipal Code), which includes conventional zoning districts, Form-Based Code districts for downtown corridors, and 27 Specific Plans.

The zoning code divides the city into residential districts (R-E through R-5), commercial districts (C-1, C-2, RMU), industrial districts (M-1, M-2), and special Form-Based Code districts adopted for the downtown area and key corridors.

Key Zoning Districts

Residential Districts

District Name Max Density Min Lot Size Front Setback Rear Setback Max Height
R-E Residential Estates 2.0 du/acre 21,780 sq ft 30 ft 30 ft 35 ft
R-1 Single-Family Residential 5.0 du/acre 6,000 sq ft 22 ft 20 ft 35 ft
R-2 Medium-Density Residential 7.6–12.0 du/acre 3,000 sq ft 18 ft 15 ft 35 ft
R-3 Multiple-Family Residential 12.0–24.0 du/acre 5 acres 25 ft 20 ft 55 ft
R-4 Multiple-Family Medium/High 24.1–39.0 du/acre 2 acres 0–5 ft Varies 55 ft
R-5 Multiple-Family High Density 39.1–50.0 du/acre 2 acres 0–5 ft Varies 55 ft
R-PC Residential Planned Community 3.0 du/acre 10,000 sq ft 25 ft 20 ft 35 ft

Commercial and Mixed-Use Districts

District Name Min Lot Size Max FAR Lot Coverage Max Height
C-1 Community Commercial 20,000 sq ft 0.50 50% 35 ft
C-2 General Commercial 40,000 sq ft 1.0 50% 60 ft
RMU Regional Mixed Use 1 acre 1.0 Varies 75 ft

Industrial Districts

District Name Min Lot Size Max FAR Lot Coverage Max Height
M-1 Light Industrial 20,000 sq ft 0.60 60% 75 ft
M-2 General Industrial 2 acres 0.60 60% 75 ft

Form-Based Code Districts (Downtown/Corridors)

Fontana has adopted Form-Based Code districts for downtown and key corridors, including Retail, Civic, Station Area, Downtown Gateway, Neighborhood, Multi-Family, Transitional, Sierra Gateway, Route 66 Gateway, and Valley Gateway districts. These overlay conventional zoning in specific geographic areas.

Accessory Dwelling Units (ADUs)

Under California Government Code Section 65852.2, Fontana allows ADUs on all residential lots:

  • Detached ADU: Up to 850 sq ft (studio/1-bed) or 1,000 sq ft (2+ bedrooms), or 50% of primary dwelling
  • JADU (Junior ADU): Up to 500 sq ft within existing structure
  • Height: 16 ft detached; up to 25 ft attached; 18 ft within ½ mile of transit
  • Setbacks: 4 ft minimum rear and side (per state law)
  • Parking: Max 1 space per bedroom; exempt within ½ mile of transit
  • Rental restriction: Must be 30+ day rentals (no short-term)
  • Approval: Ministerial process, 60-day maximum review
  • Multifamily lots: 1 conversion ADU per 4 existing units, or 2 detached ADUs per property

Development Process

  1. Zoning Verification — Check your property's zone using the interactive zoning map or contact Planning at (909) 350-6718
  2. Pre-Application Conference — Recommended for significant projects
  3. Site Plan Review — Required for commercial and multifamily projects
  4. Building Permit — Submit construction documents to the Building Division
  5. Inspections — Schedule required inspections during construction
  6. Certificate of Occupancy — Obtain final approval before occupying the structure

Key Considerations

  • Check for Form-Based Code district requirements if your property is in the downtown area or along key corridors
  • Fontana has 27 Specific Plans that may impose additional development standards — verify if your property falls within one
  • Industrial zones require 30 ft setbacks when abutting residential zones
  • Verify whether your property is in a FEMA flood zone using the FEMA Flood Map Service
  • Check HOA covenants and deed restrictions for additional requirements

Disclaimer: This guide provides general information about zoning in Fontana and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the Fontana Community Development Department at (909) 350-6718 or review the Zoning & Development Code before making development decisions.

Regulatory Layers That Apply in Fontana

Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.

Federal

State — California

  • Building Code: 2022 California Building Code (CBC, based on 2021 IBC)
  • State ADU Override: Yes (California Government Code Section 65852.2)
View California zoning overview

County — San Bernardino County

  • Role: County-level property records, tax assessment, unincorporated area planning

City / Municipal

The city's zoning ordinance, building codes, and local permits form the primary layer of land-use regulation for your property.

Overlay Districts

Private Restrictions

  • HOA / CC&Rs common: Yes
  • Check HOA CC&Rs and deed restrictions for additional requirements.

Primary Zoning Districts

R-EResidential Estates
Min Lot
21,780 sq ft
Max Height
35 ft
Front Setback
30 ft
Side Setback
Varies
Rear Setback
30 ft
R-1Single-Family Residential
Min Lot
6,000 sq ft
Max Height
35 ft
Front Setback
22 ft
Side Setback
Varies
Rear Setback
20 ft
R-2Medium-Density Residential
Min Lot
3,000 sq ft
Max Height
35 ft
Front Setback
18 ft
Side Setback
Varies
Rear Setback
15 ft
R-3Multiple-Family Residential
Min Lot
5 acres
Max Height
55 ft
Front Setback
25 ft
Side Setback
Varies
Rear Setback
20 ft
R-4Multiple-Family Medium/High Density
Min Lot
2 acres
Max Height
55 ft
Front Setback
0-5 ft
Side Setback
Varies
Rear Setback
Varies
R-5Multiple-Family High Density
Min Lot
2 acres
Max Height
55 ft
Front Setback
0-5 ft
Side Setback
Varies
Rear Setback
Varies
C-1Community Commercial
Min Lot
20,000 sq ft
Max Height
35 ft
Front Setback
20 ft (major highway)
Side Setback
20 ft (abutting residential)
Rear Setback
20 ft (abutting residential)
C-2General Commercial
Min Lot
40,000 sq ft
Max Height
60 ft
Front Setback
20 ft (major highway)
Side Setback
20 ft (abutting residential)
Rear Setback
20 ft (abutting residential)
RMURegional Mixed Use
Min Lot
1 acre
Max Height
75 ft
Front Setback
Varies
Side Setback
Varies
Rear Setback
Varies
M-1Light Industrial
Min Lot
20,000 sq ft
Max Height
75 ft
Front Setback
20 ft
Side Setback
30 ft (abutting residential)
Rear Setback
30 ft (abutting residential)
M-2General Industrial
Min Lot
2 acres
Max Height
75 ft
Front Setback
20 ft
Side Setback
30 ft (abutting residential)
Rear Setback
30 ft (abutting residential)

ADU Rules in Fontana

ADUs:Not Allowed
Full ADU rules for Fontana →

Permit Costs & Timelines

Permit Costs & Timelines

Specific permit fee schedules for Fontana are available from the local planning department. Fees vary based on project type, scope, and valuation.

Check Fontana permit fees →

Official Sources

City of Fontana Community Developmentfontanaca.govOfficial sourceFontana Zoning & Development Code (Municode, Chapter 30)library.municode.comOfficial sourceFontana Interactive Zoning Mapfontanaca.maps.arcgis.comOfficial sourceFontana ADU Information Sheetfontanaca.govOfficial source

Frequently Asked Questions

How do I find the zoning for my property in Fontana?
Use the City's interactive zoning map (ArcGIS) at fontanaca.maps.arcgis.com or contact the Planning Division at (909) 350-6718.
What building code does Fontana follow?
Fontana follows the 2022 California Building Code (CBC, based on 2021 IBC).
Can I build an ADU in Fontana?
Yes. Under California Government Code Section 65852.2, ADUs are allowed on residential lots. Detached ADUs up to 850 sq ft (1 bed) or 1,000 sq ft (2+ bed). Setbacks are 4 ft minimum from side and rear. Approval is ministerial with a 60-day max review period. Contact Planning at (909) 350-6718.
Do I need a permit for home improvements in Fontana?
Most structural modifications, additions, and changes of use require a building permit. Contact the Fontana Community Development Department at (909) 350-6718 for specific requirements.