San Bernardino Zoning & Land Use Guide
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Key Zoning Facts
San Bernardino Zoning Overview
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 Zones: Applicable
- View FEMA Flood Map
State — California
- Building Code: 2022 California Building Code (CBC, based on 2021 IBC)
- 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 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
REResidential Estate
- Min Lot
- 1 acre
- Max Height
- 3 stories / 45 ft
- Front Setback
- 35 ft
- Side Setback
- 5 ft
- Rear Setback
- 20 ft
RLResidential Low
- Min Lot
- 9,720 sq ft (min) / 10,800 sq ft (avg)
- Max Height
- 2.5 stories / 35 ft
- Front Setback
- 25 ft
- Side Setback
- 5 ft
- Rear Setback
- 15-20 ft
RSResidential Suburban
- Min Lot
- 7,200 sq ft
- Max Height
- 2.5 stories / 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 15-20 ft
RUResidential Urban
- Min Lot
- 7,200 sq ft
- Max Height
- 2.5 stories / 35 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft
- Rear Setback
- 10 ft
RMResidential Multi-Family (Medium)
- Min Lot
- 14,400 sq ft
- Max Height
- 3 stories / 42 ft
- Front Setback
- 20 ft
- Side Setback
- 5 ft + 1 ft per 15 ft wall
- Rear Setback
- 10 ft
RMHResidential Multi-Family High
- Min Lot
- 20,000 sq ft
- Max Height
- 3 stories / 42 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft + 1 ft per 15 ft wall
- Rear Setback
- 10 ft
RHResidential High
- Min Lot
- 20,000 sq ft
- Max Height
- 4 stories / 56 ft
- Front Setback
- 15 ft
- Side Setback
- 5 ft + 1 ft per 15 ft wall
- Rear Setback
- 10 ft
COCommercial Office
- Min Lot
- 10,000 sq ft
- Max Height
- 4 stories / 52 ft
- Front Setback
- 15 ft
- Side Setback
- 10 ft
- Rear Setback
- 10 ft
CG-1Commercial General 1
- Min Lot
- 10,000 sq ft
- Max Height
- 2 stories / 30 ft
- Front Setback
- 10 ft
- Side Setback
- 0 ft (10 ft adj. residential)
- Rear Setback
- 0 ft (10 ft adj. residential)
CR-1Commercial Regional - Downtown
- Min Lot
- None
- Max Height
- 4 stories / 52 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 0 ft
CR-2Commercial Regional - Regional Mall
- Min Lot
- None
- Max Height
- 100 ft
- Front Setback
- 0 ft
- Side Setback
- 0 ft
- Rear Setback
- 0 ft
ILIndustrial Light
- Min Lot
- 20,000 sq ft
- Max Height
- 2 stories / 50 ft
- Front Setback
- 10 ft
- Side Setback
- 10 ft
- Rear Setback
- 10 ft
IHIndustrial Heavy
- Min Lot
- 40,000 sq ft
- Max Height
- None
- Front Setback
- 20 ft
- Side Setback
- 10 ft
- Rear Setback
- 10 ft
ADU Rules in San Bernardino
Permit Costs & Timelines
Permit Costs & Timelines
Specific permit fee schedules for San Bernardino are available from the local planning department. Fees vary based on project type, scope, and valuation.
Check San Bernardino permit fees →Official Sources
City of San Bernardino Planning Divisionsanbernardino.govOfficial sourceSan Bernardino Development Code (Title 19, American Legal)codelibrary.amlegal.comOfficial sourceSan Bernardino Interactive Zoning Mapexperience.arcgis.comOfficial sourceSan Bernardino ADU Programsanbernardino.govOfficial sourceSan Bernardino Development Code (Chapter PDFs)sanbernardino.govOfficial source
Frequently Asked Questions
How do I find the zoning for my property in San Bernardino?
Use the City's interactive zoning map on ArcGIS or contact the Planning Division at (909) 998-2300.
What building code does San Bernardino follow?
San Bernardino follows the 2022 California Building Code (CBC, based on 2021 IBC).
Can I build an ADU in San Bernardino?
Yes. ADUs are permitted in all residential zones. By-right ADUs up to 800 sq ft, larger ADUs up to 850 sq ft (1 bed) or 1,000 sq ft (2+ bed). Setbacks: 4 ft side/rear, 25 ft front. The city offers pre-approved ADU plans. Visit sanbernardino.gov/1725/Accessory-Dwelling-Units for details.
What is the difference between CG-1, CG-2, and CG-3 zones?
All three are Commercial General zones with similar development standards (30 ft max height, 50% lot coverage) but may differ in permitted uses and location-specific requirements. Check the Development Code Chapter 19.06 for details.
Disclaimer: The information on this website is provided for general informational purposes only and does not constitute legal, financial, or professional advice. Zoning codes and building regulations change frequently. Always verify current requirements with your local planning department and building authority before making any decisions.