Local code · San Bernardino County

San Bernardino County — Mobile Home Parks

Q: What is the minimum acreage for a mobile home park in San Bernardino County?

A mobile home park requires at least 20 acres in the RL district and at least 10 acres in the RS or RM district in unincorporated San Bernardino County. The Chapter does not state that every parcel in those districts is automatically eligible; allowed-use status must still be confirmed. § 84.14.050(b) .

Q: What are the mobile home park setback requirements in San Bernardino County?

A park perimeter needs a 25-foot setback along its public-street frontage, 5-foot side setbacks, and a 10-foot rear setback. No part of a mobile home may be within that perimeter setback area, and larger setbacks may be required for site conditions or adjacent-property protection. § 84.14.050(i) .

Q: How large must an individual mobile home space be in San Bernardino County?

Each mobile home parcel must be at least 1,200 square feet with at least 30 feet of width fronting on a driveway. Curved-driveway or cul-de-sac parcels may use an average 30-foot width with at least 25 feet of driveway frontage. § 84.14.050(e) .

Q: How far apart do mobile homes have to be in a San Bernardino County mobile home park?

Homes must be at least 10 feet apart side-to-side, 8 feet apart side-to-rear, and 6 feet apart rear-to-rear. They must also be at least 10 feet from a structure, except for the specified private toilet or bath accessory-structure exception. § 84.14.050(f) .

Q: How much parking is required in a San Bernardino County mobile home park?

Each mobile home parcel requires 2 parking spaces , plus guest parking at 1 space for every 10 parcels or fraction of 10 . Each required space must be 10 by 20 feet , plus adequate ingress and egress area. § 84.14.050(k) .

Q: What road width is required inside a San Bernardino County mobile home park?

An internal road must be at least 33 feet wide when parking is allowed on one side and at least 41 feet wide when parking is allowed on both sides. The full road width must have at least 2 inches of approved asphalt, concrete, plant mix, or other approved surfacing. § 84.14.050(j) .

Q: Does San Bernardino County require a fence around a mobile home park?

Generally, a 6-foot wall or fence must be erected and maintained along side and rear park boundaries, subject to exceptions for certain street-adjacent segments. The review authority may waive or modify the requirement when it is unreasonable to require a wall or fence. § 84.14.050(m) .

The San Bernardino County Mobile Home Parks, explained in plain English with the controlling citations.

Ask AI about your property See coverage

Quick answer

In unincorporated San Bernardino County, mobile home parks must be allowed by the underlying zoning district and need at least 20 acres in RL or 10 acres in RS or RM; density follows the underlying district. Parks also require 25-ft front, 5-ft side, and 10-ft rear perimeter setbacks, plus 2 resident parking spaces per mobile home parcel. § 84.14.020; § 84.14.050.

Last reviewed: September 20, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from San Bernardino County's adopted code with AI research tools and grounded in the sources cited below. Verify with San Bernardino County planning staff before relying on it.

Overview

San Bernardino County Development Code Chapter 84.14 governs the establishment, location, design, and improvement of mobile home parks in the County’s unincorporated areas. A proposed park must be allowed under the applicable San Bernardino County zoning district and must also comply with incorporated State mobile home park requirements. § 84.14.010; § 84.14.020.

A mobile home park is not automatically allowed on every residentially zoned parcel: it must be allowed by Division 2 and meet Chapter 84.14’s park-specific standards. § 84.14.020(a); § 84.14.050(a).

Chapter 84.14 does not identify individual project entitlements, map designations, or every district where parks are allowed. Verify the parcel’s zoning, allowed-use status, and any applicable San Bernardino County Overlay Districts requirements with the jurisdiction.

Where Mobile Home Parks May Be Established

Mobile home parks and manufactured-home land-lease communities may be located only in land-use zoning districts where they are allowed under Division 2. The Chapter’s direct parcel-size table addresses RL, RS, and RM districts; it does not itself state that all three districts allow a park. § 84.14.020(a); § 84.14.050(a)–(b).

The Chapter does not provide district purposes or a complete list of permitted uses. For broader district rules, consult San Bernardino County Land Use materials and verify with the jurisdiction.

RL

For a mobile home park in the RL district, the minimum park parcel size is 20 acres. Maximum density is not a Chapter 84.14 fixed number; it is determined by the density of the zoning district where the park is located. § 84.14.050(b).

The source materials do not establish the RL district’s purpose or whether mobile home parks are permitted by right, conditionally permitted, or prohibited. Verify the current Division 2 use table and parcel-specific zoning with the jurisdiction.

RS

For a mobile home park in the RS district, the minimum park parcel size is 10 acres. Maximum density remains tied to the density assigned to the underlying land-use zoning district. § 84.14.050(b).

The source materials do not establish the RS district’s purpose, typical permitted uses, or approval path for mobile home parks. Verify the current Division 2 standards with the jurisdiction.

RM

For a mobile home park in the RM district, the minimum park parcel size is 10 acres. The Chapter does not supply an independent numeric density cap; density follows the district in which the park sits. § 84.14.050(b).

The source materials do not establish the RM district’s purpose, typical permitted uses, or whether a mobile home park is allowed on a particular RM parcel. Verify with the jurisdiction.

Core Park Design Standards

Standard	Requirement in unincorporated San Bernardino County	Code Reference
Park location	Must be in a district where mobile home parks are allowed and comply with State law.	§ 84.14.050(a)
Minimum park parcel	20 acres in RL; 10 acres in RS and RM.	§ 84.14.050(b)
Density	Set by the density of the land-use zoning district where the park is located.	§ 84.14.050(b)
Individual mobile home parcel	At least 1,200 sq ft and 30 ft wide at the driveway.	§ 84.14.050(e)
Home separation	10 ft side-to-side, 8 ft side-to-rear, 6 ft rear-to-rear, and 10 ft from a structure, subject to the stated exception.	§ 84.14.050(f)
Occupied site area	No more than 75% of an individual parcel may be occupied by listed structures or vehicles.	§ 84.14.050(h)
Park perimeter	25 ft front, 5 ft side, and 10 ft rear setbacks; greater setbacks may be required.	§ 84.14.050(i)
Resident parking	2 spaces per mobile home parcel.	§ 84.14.050(k)
Guest parking	1 space per 10 mobile home parcels, or fraction thereof.	§ 84.14.050(k)
Parking-space size	10 ft by 20 ft, plus adequate ingress and egress.	§ 84.14.050(k)
Internal roads	At least 33 ft wide with parking on one side; 41 ft with parking on both sides.	§ 84.14.050(j)
Perimeter fence/wall	Generally a 6-ft wall or fence along side and rear boundaries, subject to stated street-edge and modification provisions.	§ 84.14.050(m)
Common storage	At least 50 sq ft per mobile home parcel in an enclosed fenced storage area.	§ 84.14.050(o)

Site Layout, Drainage, and Access

A park must occupy a well-drained, properly graded site that disposes of runoff adequately and is free from external flood hazard. The review authority may require dedications or improvements for park protection. § 84.14.050(c).

The review authority may also require street or highway dedications and improvements along the site frontage, consistent with the General Plan Circulation Element and established local and collector-street widths. These requirements are separate from the park’s internal-road dimensions and may affect project feasibility. § 84.14.050(d).

Internal roads must provide reasonable, convenient circulation. They must be surfaced across their full width with at least 2 inches of asphalt, concrete, plant mix, or other approved material. § 84.14.050(j).

For the separate Countywide rules that may affect vehicle supply or layout, see San Bernardino County Parking; Chapter 84.14 itself sets the mobile-home-park minimums above.

Individual Mobile Home Parcels

Each mobile home parcel must have at least 1,200 square feet of area and 30 feet of width fronting on a driveway. Larger parcels may be required when needed to match nearby park patterns or accommodate manufactured-home sizes identified in the applicant’s Mobile Home Park Report. § 84.14.050(e).

On curved driveways and cul-de-sacs, a parcel may use an average width of at least 30 feet and a minimum driveway frontage of 25 feet where lot lines converge or diverge. § 84.14.050(e)(2).

The combined side setbacks for a mobile home parcel must total at least 10 feet, and no mobile home may be closer than 3 feet to a side or rear parcel line. A qualifying perimeter setback may count toward these side or rear setbacks where the lots abut it. § 84.14.050(g).

Setbacks, Separation, and Perimeter Treatment

A park must provide a 25-foot front perimeter setback along the full public-street frontage, 5-foot side perimeter setbacks, and a 10-foot rear perimeter setback. No portion of a mobile home may occupy a required perimeter setback. § 84.14.050(i).

The Director may require larger perimeter setbacks because of topography, grading, drainage, or protection of adjacent property. This means the stated dimensions are baseline requirements, not always the final approved layout. § 84.14.050(i)(4).

A 6-foot wall or fence is generally required along side and rear park boundaries. The review authority may waive or modify that requirement where constructing it is unreasonable; otherwise, approved solid, masonry, chain-link-plus-evergreen-hedge, or rod-iron-plus-evergreen-hedge options are specified. § 84.14.050(m).

For broader non-park site controls, see San Bernardino County Development Standards and San Bernardino County Landscaping and Screening. Chapter 84.14 also allows the review authority to require screening around waste, ground-service, or recreational areas. § 84.14.050(n).

Pedestrian Access, Parking, and Storage

Walkways must provide reasonably direct access to parcels, service structures, and areas used by residents. Collector walkways serving utilities, playgrounds, or common areas must be at least 4 feet wide, while individual entrance walks must be at least 2 feet wide and built of all-weather approved material. § 84.14.050(l).

Every mobile home parcel needs 2 parking spaces, and the park must maintain guest parking at 1 space per 10 parcels, including any fraction of ten. Each space must measure 10 by 20 feet, plus adequate room for ingress and egress. § 84.14.050(k).

An enclosed fenced common storage area must be available for residents’ recreational vehicles, trailers, travel trailers, and other licensed or unlicensed vehicles. It must provide at least 50 square feet per mobile home parcel; storage on an individual parcel must comply with Title 25 requirements. § 84.14.050(o).

State Requirements and Review Authority

Chapter 84.14 incorporates the Mobile Home Parks Act and applicable State Department of Housing and Community Development Mobile Home Parks Regulations. Compliance with those State regulations is required, and the County standards are intended to equal or exceed the State baseline. § 84.14.020(b).

Definitions generally follow the Mobile Home Parks Act unless the Development Code expressly provides otherwise. § 84.14.040. The California Department of Housing and Community Development enforces applicable State requirements for park maintenance, use, occupancy, sanitation, safety, and permits to operate. § 84.14.030.

The review authority can approve a nonconforming design only when it remains consistent with the Chapter’s purpose and intent and conditions ensure those purposes are met. A modification cannot conflict with State minimum requirements. § 84.14.050(q).

For construction rules beyond this Chapter, consult the California Building Standards Code. Chapter 84.14 does not establish standards for California ADU law, so ADU treatment is not found in these source materials.

Mobile Home Park Subdivisions

A mobile home park subdivision must reserve and maintain common areas for the subdivision residents’ enjoyment. It must also comply with applicable Chapter 84.14 design standards, Division 9 subdivision standards, and applicable State subdivision requirements. § 84.14.080.

Chapter 84.14 does not specify the amount, location, or particular amenities required in common areas. The project’s subdivision path and associated San Bernardino County Design Review requirements must be verified with the jurisdiction.

Checklist

Confirm that the site is in unincorporated San Bernardino County and that a mobile home park is allowed under Division 2. § 84.14.020(a).
Confirm the minimum park parcel size: 20 acres in RL, or 10 acres in RS or RM. § 84.14.050(b).
Calculate density using the underlying district’s density standard. § 84.14.050(b).
Design each mobile home parcel for at least 1,200 sq ft and 30 ft of driveway frontage, subject to curved-driveway rules. § 84.14.050(e).
Show required mobile-home separations and parcel side/rear setbacks. § 84.14.050(f)–(g).
Keep occupied area on each parcel at or below 75%. § 84.14.050(h).
Provide 25-ft front, 5-ft side, and 10-ft rear park perimeter setbacks. § 84.14.050(i).
Provide compliant internal roads, walkways, resident parking, guest parking, and common storage. § 84.14.050(j)–(o).
Address drainage, flood hazard, and any required frontage dedication or improvement. § 84.14.050(c)–(d).
Demonstrate compliance with incorporated State mobile home park requirements. § 84.14.020(b).
If subdividing, reserve and maintain resident common areas and meet applicable subdivision standards. § 84.14.080.

Risks & Ambiguities

Issue	Why it matters	What to verify
Allowed-use status	Chapter 84.14 applies only where the use is allowed; its table does not itself grant approval.	Division 2 district use table and required entitlement. § 84.14.020(a)
District density	The Chapter gives no standalone maximum-density number.	Current density standard for the applicable RL, RS, or RM district. § 84.14.050(b)
Larger lots or setbacks	The County may require larger parcels or perimeter setbacks based on site and project conditions.	Mobile Home Park Report, surrounding park pattern, grading, drainage, topography, and adjacency. § 84.14.050(e)(1); § 84.14.050(i)(4)
State compliance	State rules are incorporated and cannot be overridden by a County design modification.	Applicable Mobile Home Parks Act and Title 25 requirements. § 84.14.020(b); § 84.14.050(q)(2)
Flood and frontage improvements	A site can require drainage protection, dedications, or roadway work beyond internal layout.	Flood conditions, drainage design, General Plan circulation standards, and review-authority conditions. § 84.14.050(c)–(d)
Modified design	Flexibility is available, but it is discretionary and conditioned.	Whether the proposal remains consistent with Chapter 84.14’s purpose and State minimums. § 84.14.050(q)

Plain-English Summary

In unincorporated San Bernardino County, a mobile home park needs more than enough land: it must be an allowed use, meet the applicable district density, fit a detailed internal layout, and comply with incorporated State park rules. The most consequential early checks are the 20-acre RL or 10-acre RS/RM site threshold, the 25-foot street-front perimeter setback, and the circulation and parking space needed for every home. § 84.14.020; § 84.14.050.

Source References

San Bernardino County Development Code, purpose for mobile home parks: § 84.14.010.
San Bernardino County Development Code, applicability and incorporated State requirements: § 84.14.020.
San Bernardino County Development Code, State enforcement authority: § 84.14.030.
San Bernardino County Development Code, definitions: § 84.14.040.
San Bernardino County Development Code, mobile home park development standards and Table 84-8: § 84.14.050.
San Bernardino County Development Code, mobile home park subdivisions: § 84.14.080.

Sources

Source passages

San Bernardino County Zoning Code § 84.14.020 Medium relevance
San Bernardino County Zoning Code § 84.14.080 Medium relevance
San Bernardino County Zoning Code § 84.14.040 Medium relevance
San Bernardino County Zoning Code § 84.14.010 Medium relevance
San Bernardino County Zoning Code § 84.14.050 Medium relevance
San Bernardino County Zoning Code § 84.14.030 Medium relevance

Cited sections

Official San Bernardino County code library

Frequently asked questions

Where are mobile home parks allowed in unincorporated San Bernardino County?

Mobile home parks may be established or enlarged only in land-use zoning districts where they are allowed under Division 2. Chapter 84.14 does not identify every qualifying district or the approval type, so the parcel’s zoning and current allowed-use table must be verified with the jurisdiction. § 84.14.020(a); § 84.14.050(a).

What is the minimum acreage for a mobile home park in San Bernardino County?

A mobile home park requires at least 20 acres in the RL district and at least 10 acres in the RS or RM district in unincorporated San Bernardino County. The Chapter does not state that every parcel in those districts is automatically eligible; allowed-use status must still be confirmed. § 84.14.050(b).

What are the mobile home park setback requirements in San Bernardino County?

A park perimeter needs a 25-foot setback along its public-street frontage, 5-foot side setbacks, and a 10-foot rear setback. No part of a mobile home may be within that perimeter setback area, and larger setbacks may be required for site conditions or adjacent-property protection. § 84.14.050(i).

How large must an individual mobile home space be in San Bernardino County?

Each mobile home parcel must be at least 1,200 square feet with at least 30 feet of width fronting on a driveway. Curved-driveway or cul-de-sac parcels may use an average 30-foot width with at least 25 feet of driveway frontage. § 84.14.050(e).

How far apart do mobile homes have to be in a San Bernardino County mobile home park?

Homes must be at least 10 feet apart side-to-side, 8 feet apart side-to-rear, and 6 feet apart rear-to-rear. They must also be at least 10 feet from a structure, except for the specified private toilet or bath accessory-structure exception. § 84.14.050(f).

How much parking is required in a San Bernardino County mobile home park?

Each mobile home parcel requires 2 parking spaces, plus guest parking at 1 space for every 10 parcels or fraction of 10. Each required space must be 10 by 20 feet, plus adequate ingress and egress area. § 84.14.050(k).

What road width is required inside a San Bernardino County mobile home park?

An internal road must be at least 33 feet wide when parking is allowed on one side and at least 41 feet wide when parking is allowed on both sides. The full road width must have at least 2 inches of approved asphalt, concrete, plant mix, or other approved surfacing. § 84.14.050(j).

Can San Bernardino County approve a modified mobile home park design?

Yes, the review authority may approve a design that does not strictly meet Chapter 84.14’s design requirements when it remains consistent with the Chapter’s purpose and intent and approval conditions protect those purposes. The modification may not conflict with minimum State Mobile Home Parks Act or applicable regulation requirements. § 84.14.050(q).

Does San Bernardino County require a fence around a mobile home park?

Generally, a 6-foot wall or fence must be erected and maintained along side and rear park boundaries, subject to exceptions for certain street-adjacent segments. The review authority may waive or modify the requirement when it is unreasonable to require a wall or fence. § 84.14.050(m).

General information, not legal advice.

Ask about any San Bernardino County property

Get a cited, plain-English answer on San Bernardino County zoning, setbacks, FAR, ADUs and permits — for any address.

Ask your question