San Bernardino County — Historic Preservation

Last reviewed: July 6, 2026

Overview

In unincorporated areas of San Bernardino County, historic preservation is implemented through the Development Code’s overlay system—most centrally the Cultural Resources Preservation (CP) Overlay—and a handful of preservation-focused exceptions and use standards. The County’s Development Code applies only to unincorporated areas and requires compliance before any building or grading permit is issued, including for work near historic resources (§ 81.01.050) . Preservation provisions in the zoning code focus on identifying and protecting archaeological and historical resources, guiding compatible reuse, and providing limited relief where needed to maintain historic character.

If your project is mapped in the CP — Cultural Resources Preservation Overlay, you must submit a cultural resources report by a qualified professional and incorporate all recommended protection measures into the project (§ 82.12.030–§ 82.12.040) .

Use this page with the County’s broader zoning framework, overlay districts, development standards, and any required design review.

How preservation is implemented in unincorporated areas

• The County establishes the Cultural Resources Preservation (CP) Overlay to identify and preserve important archaeological and historical resources; it applies where significant sites are known or likely, particularly where resources are listed in the California or National inventories (§ 82.12.010–§ 82.12.020) .
• Projects in the CP Overlay require a professional study and adoption of appropriate preservation/mitigation measures; extremely important resources should be preserved as open space or dedicated to a public institution (§ 82.12.030–§ 82.12.040) .
• If Native American cultural resources are discovered during grading—or if a site is in a high-sensitivity CP area—tribal notification and, if requested, on-site Native American monitoring are required (§ 82.12.050) .
• The code provides targeted relief that supports preservation, including a parcel area exception to facilitate historic-resource protection (§ 83.02.050(d)(2)) , and limited variances in mapped flood hazard areas for listed historic structures when necessary to preserve historic character (Chapter § 82.14, variance provisions) .
• Certain adaptive-reuse opportunities are conditioned on historic merit, such as B&B use in a historically significant residence under Commission review; the Commission may impose Historic and Scenic Preservation Standards and require pre-alteration inspection. Historic B&Bs must also meet applicable state building codes, including use of the State Historical Building Code where eligible (§ 84.05.060) . For building standards context, see the California Building Standards Code.

District-by-District (Overlay) Breakdown

CP — Cultural Resources Preservation Overlay

• Purpose. Identify and preserve important archaeological and historical resources in areas where they are known or likely to be present (§ 82.12.010) .
• Where it applies. Mapped where resources are documented or probable; “known cultural resources” are indicated by listing in the California Archaeological Inventory, California Historic Resources Inventory, California Historical Landmarks, California Points of Historical Interest, or the National Register of Historic Places (§ 82.12.020) .
• Typical permitted uses. CP is an overlay; uses continue to be governed by the underlying zoning district. The overlay adds resource-protection steps; it does not replace the base zoning tables.
• Key dimensional standards. The CP Overlay does not set new setbacks, heights, or FAR. Instead, it:
  • Requires a professional report with appropriate investigation methods and curation of any recovered data/artifacts at the San Bernardino County Museum, consistent with federal repository standards (§ 82.12.030) .
  • Requires incorporation of the report’s measures (e.g., recordation, mapping/surface collection with analysis, subsurface excavation/analysis where present, preservation via open-space easement or dedication) into project design (§ 82.12.030–§ 82.12.040) .
  • Calls for notification of the local tribe and, upon request, a Native American Monitor during grading/excavation in high-sensitivity areas (§ 82.12.050) .

FP — Floodplain Safety Overlay (Historic-Structure Variances)

• Purpose. Manage development in flood hazard areas to protect health/safety and meet NFIP standards; the overlay applies where FEMA’s Flood Insurance Study/FIRMs map flood hazards (§ 82.14.020–§ 82.14.030) .
• Where it applies. Countywide in mapped FEMA flood hazard zones; see public works copies of the FIS/FIRMs (§ 82.14.020) .
• Typical permitted uses. Governed by the base zoning; FP adds flood-safety requirements.
• Key dimensional standards (historic-preservation related). Chapter § 82.14 authorizes a limited variance for listed historic structures when necessary to preserve historic character and only if the work does not jeopardize the structure’s designation; no variances are allowed that increase base flood levels in a floodway. Records and written notices are required as part of the variance process (Chapter § 82.14, variance provisions) .

Targeted Preservation-Related Standards and Allowances

Practical tip: While the CP Overlay doesn’t change base-zone dimensional rules, your underlying development standards still apply, as do any project-specific design review findings. For legacy situations, check nonconforming use limits before altering older buildings that predate current rules.

Information Gaps

• Local landmark/district process: A County-administered “historic district” designation or a County-maintained local register beyond use of state/national inventories was not found in retrieved materials. Not found in retrieved materials.
• CP Overlay mapping resources: Parcel-level CP sensitivity maps or criteria for “high sensitivity” beyond the inventories were not included in retrieved materials. Not found in retrieved materials.
• Objective design criteria for historic compatibility outside of B&B cases: Beyond Commission-imposed Historic and Scenic Preservation Standards for B&Bs, countywide objective preservation design standards were not located. Not found in retrieved materials.

Checklist

• Confirm your parcel lies in unincorporated San Bernardino County; County code applies there (§ 81.01.050) .
• Check if the site is within the CP Overlay or contains listed/likely cultural resources; if yes, scope and retain a qualified professional to prepare the CP report (§ 82.12.020–§ 82.12.030) .
• Incorporate all recommended mitigation/preservation measures into project plans (§ 82.12.040) .
• Plan for tribal notification and monitor if discovery occurs during grading or if in a high-sensitivity CP area (§ 82.12.050) .
• If seeking a smaller parcel solely to preserve a historic structure/use, document nonprofit historic recognition, provide required sewage solution, and grant a perpetual preservation easement (§ 83.02.050(d)(2)) .
• If the site lies in a flood hazard area, evaluate whether a historic-structure variance is needed and whether it meets the strict criteria; otherwise comply fully with floodplain standards (Chapter § 82.14, variance provisions) .
• For historic B&B reuse, secure Commission determination/listing eligibility, be prepared for Historic and Scenic Preservation Standards, and complete pre-alteration inspection (§ 84.05.060) .
• Coordinate any needed variances/exceptions through the County’s review authorities (§ 85.01.030, Table 85‑1 excerpt) and monitor notice procedures (§ 85.02.030–§ 85.02.050) .

Risks & Ambiguities

Plain-English Summary

In unincorporated San Bernardino County, historic preservation is handled mainly through the CP Overlay. If your site is in that overlay or contains likely historic/archaeological resources, you must hire a qualified expert to study the site and then build the study’s protection measures into your project. The County also offers limited flexibility—like smaller lots for preservation-only sites and carefully controlled floodplain variances for listed historic buildings—while still requiring you to meet the underlying zoning rules.

Source References

• San Bernardino County Development Code applicability in unincorporated areas: § 81.01.050
• Cultural Resources Preservation (CP) Overlay: § 82.12.010–§ 82.12.050
• Parcel area exception—Preservation of Historic Structures: § 83.02.050(d)(2)
• Floodplain Safety Overlay—historic-structure variance context: Chapter § 82.14 (variance provisions; restrictions, historic-structure findings, records/notice) ; general FP mapping/applicability § 82.14.020–§ 82.14.030
• Historic Bed & Breakfast standards (Commission findings, preservation standards, inspections): § 84.05.060
• Review authorities and procedures: § 85.01.030 (Table 85‑1 excerpt), § 85.02.030–§ 85.02.050

Retrieved passages

• San Bernardino County Zoning Code (§ 82.12.030) High relevance show source text
• San Bernardino County Zoning Code (CHAPTER 82.12) High relevance show source text
• San Bernardino County Zoning Code Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 84.26) Medium relevance show source text
• CBC § 84.05.060 (§ 84.05.060) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.11.050) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.12.050) Medium relevance show source text
• San Bernardino County Zoning Code (§ 86.06.060) Medium relevance show source text
• San Bernardino County Zoning Code (§ 84.05.060) Medium relevance show source text
• CBC § 82.14.050 (§ 82.14.050) Medium relevance show source text
• San Bernardino County Zoning Code (§ 85.02.030) Medium relevance show source text
• San Bernardino County Zoning Code (CHAPTER 81.01) Medium relevance show source text

Cited sections

• San Bernardino County Development Code applicability in unincorporated areas: **§ 81.01.050** (§ 81.01.050)
• Cultural Resources Preservation (CP) Overlay: **§ 82.12.010–§ 82.12.050** (§ 82.12.010)
• Parcel area exception—Preservation of Historic Structures: **§ 83.02.050(d)(2)** (§ 83.02.050)
• Floodplain Safety Overlay—historic-structure variance context: Chapter **§ 82.14** (variance provisions; restrictions, historic-structure findings, records/notice) ; general FP mapping/applicability **§ 82.14.020–§ 82.14.030** (§ 82.14)
• Historic Bed & Breakfast standards (Commission findings, preservation standards, inspections): **§ 84.05.060** (§ 84.05.060)
• Review authorities and procedures: **§ 85.01.030** (Table 85‑1 excerpt), **§ 85.02.030–§ 85.02.050** (§ 85.01.030)
• SanBernardinoCounty_ZoningCode.md

• Official San Bernardino County code library