San Bernardino Zoning & Land Use Guide
Key Zoning Facts
San Bernardino is the county seat of San Bernardino County (the largest county by area in the contiguous US) with a population of approximately 222,100 (2020 Census). The city manages land use through Title 19 (Land Use/Subdivision Regulations) of its Municipal Code, known as the Development Code.
The Development Code establishes residential zones (RE through RSH), commercial zones (CO through CCS), industrial zones (OIP through IE), and special purpose zones, along with several overlay districts.
Key Zoning Districts
Residential Zones (Chapter 19.04)
| Zone | Name | Max Density | Min Lot Size | Front Setback | Max Height | Lot Coverage |
|---|---|---|---|---|---|---|
| RE | Residential Estate | 1 du/acre | 1 acre | 35 ft | 3 stories / 45 ft | 35% |
| RL | Residential Low | 3.5 du/acre | 9,720 sq ft | 25 ft | 2.5 stories / 35 ft | 35% |
| RS | Residential Suburban | 4.5 du/acre | 7,200 sq ft | 20 ft | 2.5 stories / 35 ft | 35% |
| RU | Residential Urban | 8 du/acre | 7,200 sq ft | 20 ft | 2.5 stories / 35 ft | 40% |
| RM | Residential Multi-Family | 12 du/acre | 14,400 sq ft | 20 ft | 3 stories / 42 ft | 50% |
| RMH | Residential Multi-Family High | 24 du/acre | 20,000 sq ft | 15 ft | 3 stories / 42 ft | 50% |
| RH | Residential High | 31 du/acre | 20,000 sq ft | 15 ft | 4 stories / 56 ft | 50% |
| RSH | Residential Student Housing | 20 du/acre | 5 acres | 40 ft | 4 stories / 56 ft | 50% |
Multi-family zones (RM, RMH, RH) are limited to 2.5 stories / 35 ft within 75 feet of an RS zone boundary. Senior housing receives higher density allowances.
Commercial Zones (Chapter 19.06)
| Zone | Name | Max Height | Lot Coverage |
|---|---|---|---|
| CO | Commercial Office | 4 stories / 52 ft | 50% |
| CG-1/CG-2/CG-3 | Commercial General | 2 stories / 30 ft | 50% |
| CR-1 | Commercial Regional - Downtown | 4 stories / 52 ft | 75% |
| CR-2 | Commercial Regional - Mall | 100 ft | 100% |
| CR-3 | Commercial Regional - Tri-City | 4 stories / 52 ft | 75% |
| CR-4 | Commercial Regional - Auto Plaza | 2 stories / 30 ft | 75% |
| CH | Commercial Heavy | 45 ft | 75% |
| CCS-1/CCS-2 | Central City South | 2 stories / 30–50 ft | 50–75% |
Industrial Zones (Chapter 19.08)
| Zone | Name | Min Lot Size | Max Height | Lot Coverage |
|---|---|---|---|---|
| OIP | Office Industrial Park | 10,000 sq ft | 42 ft | 50% |
| IL | Industrial Light | 20,000 sq ft | 2 stories / 50 ft | 75% |
| IH | Industrial Heavy | 40,000 sq ft | No limit | 75% |
| IE | Industrial Extractive | N/A | N/A | N/A |
Overlay Districts
- A — Airport Overlay
- FC — Freeway Corridor
- FF — Foothill Fire Zones
- FP — Flood Plain
- TCC — TriCity Corporate Centre
- ES — Emergency Shelter
Accessory Dwelling Units (ADUs)
Under California Government Code Section 65852.2, San Bernardino allows ADUs in all residential zones (updated by Ordinance MC 1645, January 2025):
- By-right ADU: Up to 800 sq ft
- Standard ADU: 850 sq ft (studio/1-bed) or 1,000 sq ft (2+ bed)
- Attached ADU: Up to 50% of primary dwelling (minimum 800 sq ft guaranteed)
- JADU: Up to 500 sq ft within existing single-family structure
- Setbacks: 4 ft side/rear, 25 ft front
- Height: 16 ft detached; 18 ft within ½ mile of transit; up to 25 ft attached
- Parking: 1 space per ADU (exempt near transit and under 750 sq ft)
- Lot coverage: ADU cannot cause total lot coverage to exceed 50%
- Rental: Minimum 30-day term (no short-term rentals)
- Pre-approved plans: City offers pre-selected ADU plans (462 sq ft and 738 sq ft)
More information: San Bernardino ADU Program
Development Process
- Zoning Verification — Check your property's zone using the interactive zoning map or contact Planning at (909) 998-2300
- Pre-Application Meeting — Recommended for significant projects
- Plan Review — Submit required applications to the Planning Division
- Building Permit — Apply through the Building & Safety Division
- Inspections — Schedule required inspections during construction
- Certificate of Occupancy — Obtain final approval before occupying the structure
Key Considerations
- The city has transitioned from sbcity.org to sanbernardino.gov — both domains are active
- Multi-family buildings are height-restricted to 35 ft within 75 feet of RS zone boundaries
- Senior housing receives significantly higher density allowances in most residential zones
- The CR-2 (Regional Mall) zone allows up to 100 ft height and 100% lot coverage
- Check for overlay districts (Airport, Freeway Corridor, Foothill Fire, Flood Plain) that may impose additional requirements
- Verify flood zone status using FEMA's Flood Map Service
Disclaimer: This guide provides general information about zoning in San Bernardino and should not be relied upon as legal advice. Zoning codes are subject to change. Always verify current regulations with the San Bernardino Planning Division at (909) 998-2300 or review the Development Code before making development decisions.
Regulatory Layers That Apply in San Bernardino
Your property is subject to ALL of these regulatory layers. Each one can impose additional requirements beyond the others.
Federal
- FEMA flood mapping: check parcel-specific flood-zone status
- View FEMA Flood Map
State — California
- Building Code: 2025 California Building Standards Code (Title 24), effective January 1, 2026
- State ADU Override: Yes (California Government Code Section 65852.2)
County — San Bernardino County
- Role: County-level property records, tax assessment, unincorporated area planning
City / Municipal
The municipality's zoning ordinance, building-code enforcement, and local permits form the primary local layer of land-use regulation for your property.
Overlay Districts
Private Restrictions
- Private covenants, deed restrictions, condominium rules, or association rules can impose requirements beyond zoning.
- Check HOA CC&Rs and deed restrictions for additional requirements.
Primary Zoning Districts
- Max Height
- 45 ft / 3 stories
- Front Setback
- 35 ft
- Side Setback
- 5 ft interior / 15 ft street side
- Rear Setback
- 20 ft
- Max Height
- 35 ft / 2.5 stories
- Front Setback
- 25 ft average / 20 ft minimum
- Side Setback
- 5 ft interior / 15 ft street side
- Rear Setback
- 20 ft average / 15 ft minimum
- Max Height
- 35 ft / 2.5 stories
- Front Setback
- 25 ft average / 20 ft minimum
- Side Setback
- 5 ft interior / 15 ft street side
- Rear Setback
- 20 ft average / 15 ft minimum
- Max Height
- 35 ft / 2.5 stories
- Front Setback
- 25 ft average / 20 ft minimum
- Side Setback
- 5 ft interior / 15 ft street side
- Rear Setback
- 10 ft
ADU Rules in San Bernardino
State law (statewide context, not city-specific):
California has enacted multiple ADU laws codified primarily in Government Code section 65852.2, including AB 68 (2019), SB 13 (2019), AB 881 (2019), and AB 2221 (2022). These laws collectively limit local ADU fees, set ministerial 60-day permit timelines, prohibit owner-occupancy requirements (through Jan 1, 2025 under AB 881 and extended by later legislation), restrict parking mandates near transit, and require local agencies to allow attached, detached, and junior ADUs in single-family and multifamily residential zones.
For local size, setback, and parking specifics, contact the City of San Bernardino Community & Economic Development, Planning Division.
Permit Costs & Timelines
Check Current Permit Fees & Timelines
Permit fees and review times can vary by project type, scope, valuation, and required approvals. Check the current schedule with the local permitting authority before filing.
Check current San Bernardino permit information →Official Sources
City-specific