San Bernardino County — Land Use

Last reviewed: July 6, 2026

Overview

This page explains how San Bernardino County’s Development Code governs what land uses are allowed on parcels in the unincorporated areas, and which permits those uses require. The County’s zoning regulations live in Title 8, “San Bernardino County Development Code” — they apply only in the unincorporated areas; incorporated cities inside the County use their own codes. The County divides land into primary zoning districts plus overlays, and then lists allowed uses, permit levels, and dimensional standards per district. See the County’s district system in § 82.01.020 and the countywide applicability in § 81.01.050.

The single most important rule: a land use must be listed as allowed in the parcel’s district and meet the permit level and standards the Code assigns to that use and district (§ 82.02.020–§ 82.02.030).

Use this alongside the County’s other topic pages for context: see the zoning overview, Zoning, Development Standards, Parking, Design Review, and Overlay Districts.

How the County code organizes “allowed uses”

• The County lists allowed uses and required permit types in land use tables by district (Ch. 82.03–82.06). The “key” for permit abbreviations (A, P, MUP, CUP, etc.) appears with the tables. See § 82.04.040 (Residential, Table 82-7), § 82.05.040 (Commercial, Table 82-11), and § 82.06.040 (Industrial/Special, Table 82-17).
• If a use isn’t listed, it’s not allowed unless the Director finds it “similar and compatible” under § 82.02.030.
• Region matters. Many dimensional standards (setbacks, heights, FAR) differ across the County’s Valley, Mountain, and Desert Regions. The commercial, residential, and resource tables show the region-specific numbers (e.g., Tables 82‑13B, 82‑14A, 82‑15A; Tables 82‑9A–C; Tables 82‑5A–C).

District-by-district: purposes, typical allowed uses, core standards

Note: “Typical uses” below highlight patterns from the land use tables; always confirm the exact cell and permit level for your use in the applicable table and region.

Agricultural & Resource Management Districts

• AG (Agriculture) — Purpose: commercial agriculture, agricultural support, compatible rural residential/open space (§ 82.01.020(c)(1)(A)). Typical: crop production, ag support services (permit levels vary by table); one dwelling per 10 acres in the Valley/Mountain/Desert standards; accessory dwellings per Ch. 84.36. Key standards (Valley example): front 25 ft, sides 15 ft, height 35 ft (§ 82.03 Tables 82‑5A–C).
• RC (Resource Conservation) — Purpose: open space, recreation, and very low-density single-family (§ 82.01.020(c)(1)(B)). Typical: nature/open space uses; 1 du/40 ac (Valley/Mountain/Desert tables). Setbacks similar to AG; height 35 ft (§ 82.03 Tables 82‑5A–C).
• FW (Floodway) — Purpose: animal keeping, grazing, crop production; structures tightly constrained (§ 82.01.020(c)(1)(C); § 82.03.070). Typical: agriculture/open uses; residential not allowed in the standards tables; development must not increase base flood levels. Front setback often 75 ft; height 35 ft (Tables 82‑5A–C; § 82.03.070).
• OS (Open Space) — Purpose: open space/recreation (§ 82.01.020(c)(1)(D)). Typical: parks, recreation; residential not allowed in the standards tables; front 25 ft, height 35 ft (Tables 82‑5A–C).

Residential Districts

• RL (Rural Living) — Purpose: rural residential with incidental agriculture (§ 82.01.020(c)(2)(A)). Typical uses include accessory crop production (A), community garden (A), parks (P); equestrian facility often M/C in RL with specific regs (Table 82‑7). Density in Valley example: max 1 du/2.5 ac; front 25 ft, sides 5/10 ft or 15 ft depending lot width, height 35 ft (Tables 82‑9A–C). ADUs allowed per Ch. 84.36 referenced in the tables (§ 82.04.040; Tables 82‑9A–C).
• RS (Single Residential) — Purpose: single‑family neighborhoods (§ 82.01.020(c)(2)(B)). Typical: single‑family dwellings, parks (P), community garden (A/CUP by table); accessory uses per Division 4. Valley example: max 4 du/ac, front 25 ft, street side 15/25 ft by street type, height 35 ft; ADUs per Ch. 84.36 (Tables 82‑9A–C).
• RM (Multiple Residential) — Purpose: multifamily and compatible nonresidential (§ 82.01.020(c)(2)(C)). Valley example: min 11 du/ac; max 20 du/ac (see table notes), front 25 ft, street side 15/25 ft, height 35 ft; ADUs per Ch. 84.36 (Tables 82‑9A–C). Some tables note single dwellings may be allowed subject to sewer/lot-size constraints (Table 82‑7 notes).

Commercial Districts

• Purposes: CR (Rural Commercial), CN (Neighborhood Commercial), CO (Office Commercial), CG (General Commercial), CS (Service Commercial), CH (Highway Commercial) — see § 82.01.020(c)(3) for district intent; minimum acreage for a new designation is in Table 82‑10 (e.g., CN 1 ac, CG/CS/CH 5 ac). Allowed uses and permits are in Table 82‑11 (§ 82.05.040).
• Typical use patterns from Table 82‑11:
  • Reverse vending machines (accessory) are allowed (A) across commercial districts with § 84.19 standards.
  • Construction contractor storage yard is generally M/C in CR and CS; not allowed in CN/CO/CH per the table excerpt.
  • Wholesaling/distribution may be M/C in CR and P in CG/CS (table excerpt).
  • Motor vehicle impound/storage typically requires a CUP in CR/CG/CS (table excerpt).
• Dimensional highlights (selected examples; standards vary by region and district):
  • Valley, CG/CS/CH (Table 82‑13B): front 25 ft, interior sides 10 ft, height 60 ft; FAR often 0.5:1.
  • Mountain, CR/CN/CO (Table 82‑14A): front 15 ft, interior sides 10 ft, height 60 ft; FAR often 0.5:1.
  • Desert, CR/CN/CO (Table 82‑15A excerpt): often front 25 ft and similar side/rear; see table for FAR/height.
• Related countywide standards you will likely need: Parking (Ch. 83.11), Landscaping and Screening (Ch. 83.10), Signage (Ch. 83.13). The commercial tables point to these chapters directly.

Industrial & Special Purpose

• Districts: IC (Community Industrial), IR (Regional Industrial), IN (Institutional), and SD (Special Development). Minimum acreage for designation: IC 5 ac, IR 30 ac, IN none, SD 5 ac (Table 82‑16). Allowed uses/permits: Table 82‑17 (§ 82.06.040).
• Typical use patterns (Table 82‑17 excerpts):
  • Manufacturing Operations I is generally permitted in IC/IR (P(2)), and requires a CUP in various SD variants; see notes.
  • Recycling facilities have tiered permits (SUP/MUP/CUP) depending on size/type across IC/IR/SD; see § 84.19.
  • Construction contractor storage yard is often M/C in IC and permitted in IR with conditions.
• Site planning/building standards live in § 82.06.060 (Tables 82‑19A/B, 82‑20A/B, 82‑21A/B), organized by region and district. Use these for setbacks, height, site layout, and coverage.

Overlays that affect allowed uses

• The County applies overlays in addition to primary districts (§ 82.01.020). Two examples with explicit land‑use constraints:
  • GH (Geologic Hazard) Overlay: structures for human occupancy must be set back 50 ft from active fault traces (150 ft for “critical facilities”), per § 82.15.040.
  • HW (Hazardous Waste) Overlay: identifies siting and buffering for hazardous waste facilities, typically in RC or IR with a concurrent GPA/CUP; see § 82.16.010–§ 82.16.020.
• Also consult the County’s Overlay Districts guide.

Residential accessory and related rules you’ll bump into

• Accessory structures and uses reference Division 4, including ADUs (Ch. 84.36 cited in multiple tables) and accessory structures (Ch. 84.01). See also California ADU law for state preemptions; County tables cross‑reference ADUs frequently (e.g., Residential and Commercial tables).
• Nonconforming uses/structures continue only under strict rules; § 81.01.050(e) references Ch. 84.17. See Nonconforming Uses.

Selected, decision-focused tables

Permits key used in the tables below (abbreviated): A = Allowed (no planning permit); P = Permitted with Site Plan Permit; MUP = Minor Use Permit; M/C = Minor/Conditional Use Permit per § 85.06; CUP = Conditional Use Permit; SUP = Special Use Permit; TUP/TSP = Temporary permits. See the official “Key” that accompanies Tables 82‑7, 82‑11, and 82‑17.

• Residential districts: common allowed uses (Table 82‑7, excerpts)

• Commercial districts: selected uses (Table 82‑11, excerpts)

• Dimensional snapshots (by region) you’ll commonly check

Also see Landscaping and Screening (Ch. 83.10) and fence/wall heights in setbacks (Table 83‑6) for site‑edge design that often conditions a land use approval.

Practical notes on permits and process

• The County can require the highest permit level when multiple uses are combined on a site (§ 82.02.030(a)(1)(B)).
• Commercial and industrial “minimum area for designation” constraints apply to rezonings (e.g., IR 30 ac) (Tables 82‑10, 82‑16).
• Some notes in the use tables are community‑plan‑specific (e.g., Lucerne Valley, Phelan/Piñon Hills). Always read the footnotes in the table cells you rely on.

If a planned use conflicts with standards but you have hardship or site constraints, see Variances and Exceptions. For older sites or uses, confirm status under Nonconforming Uses.

Checklist

• Confirm parcel is in the unincorporated area; County code applies per § 81.01.050.
• Identify the primary district and any overlays on the Land Use Plan; districts and overlays established by § 82.01.020.
• Find your use in the correct table and district column; verify the permit level per § 82.02.030 and the table “Key.”
• Check dimensional standards for your region (Valley/Mountain/Desert) in the applicable development‑standards table (e.g., Tables 82‑9A–C, 82‑13B, 82‑14A, 82‑5A–C).
• Confirm countywide requirements for Parking, Landscaping and Screening, and Signage cited in the tables.
• If ADU or residential accessory use is proposed, check Division 4 references (e.g., Ch. 84.36, Ch. 84.01) and any table notes.
• If in GH or HW overlay, apply overlay standards (§ 82.15.040; § 82.16.010–.020).
• If your proposal needs discretionary review (e.g., MUP/CUP), coordinate early for Design Review and CEQA; discretionary projects are subject to CEQA per § 81.01.050(d).
• Building design and construction fall under the California Building Standards Code; separate from land use. Not governed here.

Risks & Ambiguities

Plain-English Summary

In unincorporated San Bernardino County, what you can do on your land depends on your zoning district and any overlays. Find your district, look up your exact use in the County’s table for that district, and follow the listed permit level and the region‑specific standards (setbacks, height, FAR). Many projects also have to meet general parking, landscaping, and signage rules. If your use isn’t listed, get a determination before proceeding.

Source References

• § 81.01.010–§ 81.01.050 (Title, purpose, authority, applicability, CEQA, nonconforming cross‑ref) — San Bernardino County Development Code.
• § 82.01.020 (Land Use Plan; districts and overlays; purposes by district) — including AG, RC, FW, OS; RL, RS, RM; CR, CN, CO; etc.
• § 82.02.020–§ 82.02.030 (General requirements; allowed uses; permit requirements; similar/compatible uses).
• § 82.03 (Agricultural & Resource districts): development standards Tables 82‑5A–C; FW additional standards § 82.03.070.
• § 82.04.020–§ 82.04.050 (Residential purposes; Table 82‑7; subdivision/density/standards via Tables 82‑9A–C).
• § 82.05.040 (Commercial; Table 82‑11; minimum designation areas via Table 82‑10).
• § 82.06.040–§ 82.06.060 (Industrial & Special Purpose; Table 82‑17; site/building standards Tables 82‑19A/B, 82‑20A/B, 82‑21A/B).
• § 83.10 (Landscaping), § 83.11 (Parking), § 83.13 (Signs), Table 83‑6 (fences/walls heights in setbacks).
• § 82.15.040 (GH Overlay), § 82.16.010–.020 (HW Overlay).

Retrieved passages

• San Bernardino County Zoning Code (§ 82.05.040) High relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) High relevance show source text
• San Bernardino County Zoning Code (Chapter 83.02) Medium relevance show source text
• San Bernardino County Zoning Code (§ 83.02.040) Medium relevance show source text
• San Bernardino County Zoning Code (§ 85.06.020) Medium relevance show source text
• San Bernardino County Zoning Code (§ 81.01.030) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.15.040) Medium relevance show source text
• San Bernardino County Zoning Code (§ 85.02.050.) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.04.020) High relevance show source text
• San Bernardino County Zoning Code (Chapter 82.04) High relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) High relevance show source text
• San Bernardino County Zoning Code (Chapter 82.03.) High relevance show source text
• San Bernardino County Zoning Code (Section number) High relevance show source text
• San Bernardino County Zoning Code (§ 82.02.020) High relevance show source text

Cited sections

• § 81.01.010–§ 81.01.050 (Title, purpose, authority, applicability, CEQA, nonconforming cross‑ref) — San Bernardino County Development Code. (§ 81.01.010)
• § 82.01.020 (Land Use Plan; districts and overlays; purposes by district) — including AG, RC, FW, OS; RL, RS, RM; CR, CN, CO; etc. (§ 82.01.020)
• § 82.02.020–§ 82.02.030 (General requirements; allowed uses; permit requirements; similar/compatible uses). (§ 82.02.020)
• § 82.03 (Agricultural & Resource districts): development standards Tables 82‑5A–C; FW additional standards § 82.03.070. (§ 82.03)
• § 82.04.020–§ 82.04.050 (Residential purposes; Table 82‑7; subdivision/density/standards via Tables 82‑9A–C). (§ 82.04.020)
• § 82.05.040 (Commercial; Table 82‑11; minimum designation areas via Table 82‑10). (§ 82.05.040)
• § 82.06.040–§ 82.06.060 (Industrial & Special Purpose; Table 82‑17; site/building standards Tables 82‑19A/B, 82‑20A/B, 82‑21A/B). (§ 82.06.040)
• § 83.10 (Landscaping), § 83.11 (Parking), § 83.13 (Signs), Table 83‑6 (fences/walls heights in setbacks). (§ 83.10)
• § 82.15.040 (GH Overlay), § 82.16.010–.020 (HW Overlay). (§ 82.15.040)
• SanBernardinoCounty_ZoningCode.md

• Official San Bernardino County code library