Local zoning · San Bernardino County

San Bernardino County — Development Standards

Development Standards under the San Bernardino County local zoning and planning code, with the controlling citations.

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Last reviewed: July 6, 2026

Overview

This page distills the development standards that apply within the unincorporated areas of San Bernardino County. The County’s Development Code applies countywide outside incorporated cities and is organized so that each land use zoning district has a baseline set of dimensional rules (e.g., density, setbacks, height, FAR, lot coverage) plus countywide standards that apply to all projects (§ 81.01.050; see Division 2 and Division 3 cross-references in the district tables) . Standards vary by mapped region — Valley, Mountain, or Desert — and may be modified by overlays and plan areas (e.g., Fire Safety Overlay, Oak Hills, Phelan/Pinon Hills) .

The single most important step is to identify your parcel’s zoning district and region (Valley, Mountain, or Desert). The region determines which table of setbacks, height, FAR, lot coverage, and density applies to your site (e.g., Tables 82‑9A/B/C for residential) — then layer on countywide standards and any overlays noted on the Land Use Map .

Use this page alongside the San Bernardino County Zoning and San Bernardino County Land Use pages, and remember to check countywide parking, landscaping and screening, signage, overlay districts, and design review requirements as directed in each table’s notes (e.g., Chapters 83.10, 83.11, 83.13) .

How to read San Bernardino County’s development standards

  • Find your base district on the zoning map and confirm your region (Valley, Mountain, or Desert). Each district’s rules are listed in region-specific tables (e.g., Residential: Tables 82‑9A/B/C; Commercial: Tables 82‑13B, 82‑14A/B, 82‑15A/B; Industrial/Institutional: Tables 82‑19A/B, 82‑20A/B, 82‑21A/B) .
  • Apply countywide standards: setbacks/height measurement and exceptions (§ 83.02; § 83.02.040), [parking] (§ 83.11), [landscaping] (§ 83.10; regional landscaping § 83.10.080), [signage] (§ 83.13), and general performance standards (§ 83.01, especially for industrial uses) .
  • Check overlays and plan areas that can override setbacks/height (e.g., Fire Safety Overlay side-yard rules in Chapter 82.13; Phelan/Pinon Hills height limit; Oak Hills plan area FAR/height) .
  • Density may be modified by affordable housing incentives (§ 83.03) and California ADU law via Chapter 84.36 references in the tables; always verify applicable allowances with current law and the County tables .

District-by-district standards (unincorporated areas)

Below are the County’s baseline development standards by district. Values are summarized; always match your region and table number for exact figures.

Residential Districts

RL — Rural Living

  • Purpose/uses: Not found in retrieved materials.
  • Density:
    • Valley/Mountain/Desert: Maximum 1 du per 2.5 acres; no minimum density noted; accessory dwellings per Chapter 84.36 (ADUs) .
  • Setbacks (typical):
    • Front 25 ft; street side 25 ft; interior sides vary by lot width; rear 10 ft; see § 83.02 for exceptions/encroachments .
  • Height: 35 ft maximum; see § 83.02.040 for measurement/exceptions .
  • Where it applies: Unincorporated parcels mapped RL in Valley/Mountain/Desert Region tables (Tables 82‑9A/B/C) .

RS — Single Residential

  • Purpose/uses: Not found in retrieved materials.
  • Density: Maximum 4 du/acre; no minimum density; ADUs per Chapter 84.36 .
  • Setbacks (Valley example): Front 25 ft; street side 15 ft (local) or 25 ft (collector/wider); interior sides 5 ft on one side, 10 ft on the other; rear 10 ft; § 83.02 governs exceptions/encroachments .
  • Height: 35 ft maximum; § 83.02.040 applies .
  • Where it applies: RS lots per Tables 82‑9A/B/C (region-specific) .

RM — Multiple Residential

  • Purpose/uses: Not found in retrieved materials.
  • Density:
    • Valley: Min 11 du/acre; max 20 du/acre; ADUs per Chapter 84.36 .
    • Mountain: Min 5 du/acre; max 20 du/acre; ADUs per Chapter 84.36 .
    • Desert: Min 5 or 11 du/acre (map suffix-dependent); max 20 du/acre; ADUs per Chapter 84.36 .
  • Setbacks (Valley example): Front 25 ft; street side 15/25 ft (local/collector+); interior sides 5 ft/10 ft; rear 10 ft; § 83.02 governs exceptions/encroachments .
  • Height: 45 ft max (Valley table); § 83.02.040 applies .
  • Where it applies: RM lots per Tables 82‑9A/B/C .

Commercial Districts

CR — Rural Commercial

  • Density: Up to 2 du/acre in CR; 4 du/acre in mobile/manufactured home land-lease communities in some regions; ADUs per Chapter 84.36 (see table notes) .
  • Setbacks/height/FAR (Mountain example): Front 15 ft; street side 15 ft; interior side 10 ft; rear 10 ft; height 35 ft; FAR 0.25; § 83.02.040 governs height exceptions; § 83.02 governs setbacks exceptions .
  • Desert example: Front 25 ft; FAR 0.3; height 35 ft .
  • Where it applies: CR areas in Mountain/Desert Regions (Tables 82‑14A; 82‑15A) .

CN — Neighborhood Commercial

  • Setbacks/height/FAR (Mountain example): Front 15 ft; interior side 10 ft; height 35 ft; FAR 0.25; lot coverage 80% .
  • Desert example: Front 25 ft; FAR 0.25; height 35 ft .
  • Where it applies: CN areas in Mountain/Desert Regions (Tables 82‑14A; 82‑15A) .

CO — Office Commercial

  • Setbacks/height/FAR (Mountain example): Front 15 ft; interior side 10 ft; height 35 ft; FAR 0.5; lot coverage 80% .
  • Desert example: Front 25 ft; FAR 0.5; height 35 ft .
  • Where it applies: CO areas in Mountain/Desert Regions (Tables 82‑14A; 82‑15A) .

CG — General Commercial; CS — Service Commercial; CH — Highway Commercial

  • Valley example (CG/CS/CH): Front 25 ft; interior side 10 ft; rear 10 ft; FAR typically 0.3–0.5; height often 35–60 ft depending on district; see § 83.02.040 for height exceptions and chapter cross-references to [parking], [landscaping], [signage] .
  • Mountain example (CG/CS/CH): Front 15 ft; interior side 10 ft; height 35 ft; FAR 0.3–0.5 depending on district (Table 82‑14B) .
  • Desert example (CG/CS/CH): Front 25 ft; interior side 10 ft; FAR 0.3–0.5; height generally 35 ft (Table 82‑15B) .
  • Notes: Only one interior side yard may be required for emergency access in commercial/industrial districts; rear yard often required only when abutting non‑commercial/industrial land (table notes) .

Industrial and Special Purpose Districts

IC — Community Industrial; IR — Regional Industrial

  • Valley example (IC/IR): Front and street side 25 ft; interior side 10 ft; rear 10 ft; FAR 0.45 (IC) / 0.55 (IR); height 75 ft (IC) / 150 ft (IR) with § 83.02.040 exceptions; [parking], [landscaping], [signage] chapters apply by cross‑reference .
  • Mountain example (IC/IR): Front 15 ft; interior side 10 ft; FAR 0.4; height 45 ft (Table 82‑20A) .
  • Desert example (IC/IR): Region‑specific setbacks similar to other regions; see Table 82‑21A; § 83.02 governs exceptions/encroachments; § 83.01 applies industrial performance standards (noise, vibration, glare, emissions) .
  • Phelan/Pinon Hills: Maximum height is 35 ft in this community plan area (table note) .

IN — Institutional

  • Valley example: FAR up to 0.75; height up to 150 ft; front 25 ft; interior side 10 ft; rear 10 ft (Table 82‑19B) .
  • Mountain example: Front 15 ft; FAR 0.5; height 30 ft (Table 82‑20B) .
  • Desert example: FAR 0.5; height 50 ft (Table 82‑21B) .
  • Notes: Some notes indicate institutional lot coverage standards may “prevail” where referenced; verify table footnotes for your region (Not found in retrieved materials beyond general note) .

SD — Special Development

  • Valley example: FAR 0.5; height 50 ft; 25‑ft front; 10‑ft interior sides; 10‑ft rear (Table 82‑19B) .
  • Mountain example: FAR 0.3; height 35 ft; 15‑ft front; 10‑ft interior sides (Table 82‑20B) .
  • Desert example: FAR 0.3; height 35 ft (Table 82‑21B) .
  • Additional SD rules: A Final Development Plan may establish different design standards; where in conflict, the Development Plan controls (§ SD district additional standards in tables) .

Overlays and special notes that change the numbers

  • Fire Safety Overlay: Side‑yard setback standards in the Fire Safety Overlay prevail over base district standards (Chapter 82.13, noted in Residential table footnotes) .
  • Oak Hills Plan Area (OH/IN, OH/SD): Modified setbacks/FAR/height (e.g., OH/IN FAR 1.20; OH/SD FAR 1.20; 50‑ft max height for OH/SD) — these override the base IN/SD numbers for Oak Hills .
  • Industrial performance standards: All industrial uses must meet § 83.01 on noise, air quality, glare, vibration, heat, runoff, and waste (applies countywide) .

Quick-reference standards table (selected districts)

These are representative values; use your region’s exact table.

District (Region example) Density (max) Front setback Interior side Rear Max height Max FAR Code Reference
RL (Valley) 1 du/2.5 ac 25 ft Varies by lot width 10 ft 35 ft — Table 82‑9A; § 83.02.040
RS (Valley) 4 du/ac 25 ft 5 ft/10 ft 10 ft 35 ft — Table 82‑9A; § 83.02.040
RM (Valley) 20 du/ac 25 ft 5 ft/10 ft 10 ft 45 ft — Table 82‑9A; § 83.02.040
CR (Mountain) 2 du/ac (see note) 15 ft 10 ft 10 ft 35 ft 0.25 Table 82‑14A; § 83.02.040
CO (Desert) — 25 ft 10 ft 10 ft 35 ft 0.5 Table 82‑15A; § 83.02.040
CG (Valley) — 25 ft 10 ft 10 ft 35–60 ft 0.3–0.5 Table 82‑13B; § 83.02.040
IC (Valley) — 25 ft 10 ft 10 ft 75 ft 0.45 Table 82‑19A; § 83.02.040
IR (Valley) — 25 ft 10 ft 10 ft 150 ft 0.55 Table 82‑19A; § 83.02.040
IN (Mountain) — 15 ft 10 ft 10 ft 30 ft 0.5 Table 82‑20B; § 83.02.040
SD (Valley) 1 du/40 ac (see note) 25 ft 10 ft 10 ft 50 ft 0.5 Table 82‑19B; § 83.02.040

Notes: Some commercial/industrial tables state that only one interior side yard may be required for emergency access and that rear yards apply only when abutting noncommercial/industrial property (table notes) . SD and IN tables include special footnotes; verify for your region and any map suffixes (e.g., density modifications and institutional lot coverage/height notes) .

Countywide development standards you must also meet

  • Setbacks: Exceptions and encroachments are controlled by § 83.02; height measurement and exceptions are in § 83.02.040 (referenced throughout the tables) .
  • [Parking]: Supply and design standards are in Chapter 83.11 (each district table directs you here) .
  • [Landscaping and screening]: Chapter 83.10, including regional standards (Valley tree replacement, landscaped setbacks, etc.) in § 83.10.080 .
  • [Signage]: Chapter 83.13, as cross‑referenced in every table .
  • Performance standards: Industrial and some SD projects must comply with § 83.01 (noise, vibration, air quality, glare, runoff, waste) .
  • Overlays: Fire Safety Overlay side‑yard standards prevail where mapped (Chapter 82.13); community plan areas (e.g., Phelan/Pinon Hills, Oak Hills) may set lower heights or higher FARs than base districts .

Checklist

  • Confirm your parcel is in the unincorporated area (County code applicability, § 81.01.050) .
  • Identify your base zoning district and mapped region on the County Land Use/Zoning Map, then pull the correct table for that region (e.g., 82‑9A/B/C; 82‑13B/14A/14B/15A/15B; 82‑19A/B/20A/20B/21A/21B) .
  • Check overlay districts and community plans (e.g., Fire Safety Overlay, Oak Hills, Phelan/Pinon Hills) for modified standards .
  • Apply countywide § 83.02 (setback/height exceptions) and § 83.02.040 (height measurement/exceptions) .
  • Meet [parking] (Chapter 83.11), [landscaping] (Chapter 83.10; § 83.10.080), and [signage] (Chapter 83.13) requirements referenced by your district table .
  • For industrial/SD uses, verify § 83.01 performance standards and any SD Final Development Plan standards that supersede the Code .
  • If pursuing residential density increases or multiple units, review § 83.03 (density bonus) and ADU allowances via Chapter 84.36 and California ADU law noted in the tables .

Risks & Ambiguities

Issue Why it matters What to verify
Picking the wrong region table Valley/Mountain/Desert tables differ on setbacks, FAR, and height Confirm region and use the correct table number (e.g., 82‑9A vs 82‑9B vs 82‑9C)
Fire Safety Overlay side‑yard rules Overlay can override base interior side setbacks Check overlay map and Chapter 82.13 reference in table footnotes
Community plan caps (e.g., Phelan/Pinon Hills) Height reduced to 35 ft in certain plan areas Confirm whether your parcel is in the plan area; apply note in the applicable table
Oak Hills plan FAR/height changes FAR up to 1.20 and height caps in OH/IN and OH/SD Verify Oak Hills designations and apply OH standards rather than base IN/SD
SD Final Development Plan Can supersede base standards If SD, confirm whether a Final Development Plan applies and which standards control
Institutional lot coverage/height notes Table footnotes may say institutional standards “prevail” Read all footnotes for your region’s table; when unclear, confirm with County planner (Not found in retrieved materials beyond general note)

Plain-English Summary

In unincorporated San Bernardino County, what you can build is controlled by your zoning district and region (Valley, Mountain, or Desert). Each district table sets the numbers — how many units, how tall, and how far from property lines — then countywide rules add parking, landscaping, signage, height exceptions, and performance standards. Overlays and community plans can change the rules, so always check the footnotes and cross‑references.

Source References

  • Applicability of the Development Code: § 81.01.050 (unincorporated areas)
  • Residential district development standards (Valley/Mountain/Desert): Tables 82‑9A, 82‑9B, 82‑9C (density, setbacks, heights)
  • Commercial district development standards (Valley/Mountain/Desert): Tables 82‑13B, 82‑14A, 82‑14B, 82‑15A, 82‑15B
  • Industrial/Institutional/SD development standards (Valley/Mountain/Desert): Tables 82‑19A/B, 82‑20A/B, 82‑21A/B (incl. SD additional standards)
  • Height limits and exceptions: § 83.02; § 83.02.040 (referenced in all tables)
  • Landscaping (incl. regional standards): § 83.10; § 83.10.080 (Valley/Mountain regional provisions)
  • Parking: § 83.11; Signage: § 83.13 (cross‑referenced in all tables)
  • General performance standards (industrial emphasis): § 83.01.010–.020
  • Overlay and plan area notes: Fire Safety Overlay (table footnotes to Chapter 82.13); Phelan/Pinon Hills (height); Oak Hills (OH/IN and OH/SD standards)

Sources

Retrieved passages

  • San Bernardino County Zoning Code (Chapter 84.36) High relevance
  • San Bernardino County Zoning Code (Chapter 84.36) High relevance
  • San Bernardino County Zoning Code (Chapter 84.36) High relevance
  • San Bernardino County Zoning Code (Chapter 84.36) High relevance
  • San Bernardino County Zoning Code (Chapter 84.36) High relevance
  • San Bernardino County Zoning Code (Chapter 84.36) High relevance
  • San Bernardino County Zoning Code (Chapter 84.36) High relevance
  • San Bernardino County Zoning Code (Chapter 83.02) High relevance

Cited sections

Frequently asked questions

What can I build on an RS lot in unincorporated San Bernardino County?

RS is the Single Residential district. Typical development intensity is up to 4 units per acre, with a 25 ft front setback, 5 ft/10 ft interior sides, and a 35 ft height limit; check your region’s table and § 83.02 for exceptions and encroachments (Valley example: Table 82‑9A; height measured per § 83.02.040) .

What are the setbacks for RL (Rural Living) lots?

A common configuration is 25 ft front, 25 ft street side, interior sides vary by lot width, and 10 ft rear, but you must use your region’s RL table (82‑9A/B/C). Height is generally 35 ft with exceptions per § 83.02.040 .

How tall can industrial buildings be?

In the Valley Region, IC allows up to 75 ft and IR up to 150 ft, subject to § 83.02.040 height exceptions. Other regions differ (e.g., Mountain IC/IR often 45 ft). Always verify the correct regional table (82‑19A for Valley; 82‑20A for Mountain) .

Do I need to meet parking and landscaping standards in addition to district setbacks?

Yes. Every table directs you to countywide [parking] (Chapter 83.11) and [landscaping] (Chapter 83.10; see regional landscaping § 83.10.080), plus [signage] (Chapter 83.13). These apply in addition to your district’s setbacks/height .

Can overlays change my side-yard setback?

Yes. In Fire Safety Overlay areas, the overlay’s side‑yard rules prevail over the base district standards (see residential table footnote referencing Chapter 82.13). Always check overlays on your parcel .

Are there areas with special caps on height or different FAR?

Yes. The Phelan/Pinon Hills Community Plan area caps maximum height at 35 ft in the referenced table note, and the Oak Hills plan area (OH/IN and OH/SD) sets FAR up to 1.20 and includes its own height/setback metrics that override base IN/SD standards .

How does density work in RM (Multiple Residential)?

Valley RM has a minimum of 11 du/acre and a maximum of 20 du/acre; Mountain RM has a minimum of 5 du/acre (max 20). Desert RM shows a 5 or 11 du/acre minimum depending on map suffix notes. ADUs are allowed per Chapter 84.36, but verify suffix/footnotes for your site (Tables 82‑9A/B/C) .

Do Special Development (SD) projects follow the same standards?

They start with SD tables (e.g., FAR 0.3–0.5; height 35–50 ft depending on region), but a Final Development Plan can set different standards that supersede the base Code for that SD project (see SD additional standards in the tables) .

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