Local zoning · San Bernardino County

San Bernardino County — Nonconforming Uses

Nonconforming Uses under the San Bernardino County local zoning and planning code, with the controlling citations.

Last reviewed: July 6, 2026

Overview

This page explains how San Bernardino County’s Development Code (Title 8) treats legal nonconforming uses, structures, signs, and parcels in the unincorporated areas. The County’s rules aim to eventually eliminate nonconformities while allowing limited continuity, alteration, and, in some cases, reconstruction. All references below are to Title 8 of the San Bernardino County Development Code and apply only in unincorporated areas; incorporated cities in the County have their own ordinances. For context on how these rules fit with zoning, see the County’s zoning overview and Zoning.

Key rule in plain English: Once a legal nonconforming use stops for 180 days, the right to restart it is lost, and any future use must comply with current zoning standards (§ 84.17.040(b) ).

What the County Means by “Legal Nonconforming”

Definitions and scope. Chapter 84.17 establishes uniform provisions for legal nonconforming land uses, structures, and parcels that lawfully existed before adoption or amendment of the Development Code but would be regulated differently today (§ 84.17.010–.020 ).
Applicability to existing uses. An existing land use is lawful only if it was legally established and is operated in compliance with the Development Code, including Chapter 84.17 (§ 81.01.050(e) ).

Continuation, Discontinuance, and Termination

Continuation limits. A nonconforming structure may continue so long as there are no structural alterations except as allowed in Chapter 84.17; a nonconforming use may continue but cannot be increased, enlarged, extended, or altered except as allowed in the chapter (§ 84.17.030(a)–(b) ).
Discontinuance and change of use. If a nonconforming use is changed to a conforming use, it cannot revert to a nonconforming one; discontinuance for 180+ days ends nonconforming status (§ 84.17.040(a)–(b) ).
Catastrophe rebuild threshold. Rebuilding a damaged nonconforming structure is allowed provided reconstruction costs do not exceed 75% of replacement value at the time of damage (§ 84.17.040(c) ).

Alterations, Expansions, and When a CUP Is Required

CUP baseline. Altering a legal nonconforming use generally requires a Conditional Use Permit under Chapter 85.06, including special findings (§ 84.17.080(a) ).
Exemptions from CUP:
- Nonconforming residential uses may be modified/expanded without a CUP up to the greater of 2,000 sq ft or 25% of existing floor/ground area (§ 84.17.080(e)(1) ).
- Changes that bring a use/structure closer to compliance, and routine maintenance/repair, are exempt (§ 84.17.080(e)(2)–(3) ).
Setback-limited additions. The Building Official may allow additions to a legally existing structure within current setback areas so long as they do not project further than the existing encroachment and remain at least 3 ft from a property line (5 ft in the Fire Safety Overlay) (§ 84.17.080(d) ). See Overlay Districts for overlay mapping.

Orders to Remove or Amortize a Nonconforming Use

Department-set timelines. The Department may order removal or alteration of a legal nonconforming use by a date that is no earlier than the structure’s “normal life,” as determined by the Director, with notice to the owner (§ 84.17.050(a) ).
Minimum lead time. Any final order must allow at least five years before required completion, with specified written notices; failure to give the second notice adjusts the compliance window to 60 days from postmark (§ 84.17.050(b) ).
Residential carve‑out. A residential structure that complied when built and is used for residential purposes in a district allowing residential uses is not subject to Chapter 84.17, even if it no longer meets current residential standards (including the AH overlay) (§ 84.17.050(c) ).

Special Categories

Nonconforming signs. Separate amortization rules require removal/modification of nonconforming signs on schedules; for example, legal nonconforming commercial signs/billboards must be removed within five years of the Code’s effective date, and some on‑site signs in agricultural/residential districts must be removed after 15 years (§ 83.13.120(a)–(b) ). No new sign can be approved on a site with a nonconforming sign unless the latter is removed or brought into compliance (§ 83.13.120(c) ). See Signage.
Commercial chicken ranches. A legally existing commercial chicken ranch rezoned to a residential district may continue to the full extent of existing facilities if a Certificate of Land Use Compliance is recorded before the zone change; expansion needs a CUP (§ 84.17.060(a)–(b) ).
Industrial hemp. Certain legally registered hemp cultivation sites at the time of ordinance adoption may continue as legal nonconforming uses so long as registration is timely renewed; a lapse is prima facie evidence of discontinuance (§ 84.35.030 ).
Mountain Region retail-to-restaurant. In the Mountain Region, a legal nonconforming retail use may be converted to a legal nonconforming restaurant, subject to conditions (§ 84.17.090; details not found in retrieved excerpts) .
Post-disaster reconstruction. The Code provides recovery paths (including for nonconforming structures) to reconstruct or repair in-kind after disasters, subject to specified permits and exceptions (§ 86.15.050(a)(3) ).

Nonconforming Parcels (Substandard Lots)

Use of legally created substandard parcels. A legally created parcel that is smaller or narrower than today’s standards may be used or built upon if the development otherwise complies with the Code (§ 83.02.050(c) ).
Measurement and exceptions. Parcel area calculations and limited exceptions (e.g., government takings up to 25% area reduction, certain historic preservation parcels) are defined in § 83.02.050(d)–(e) (and cross-reference Historic Preservation) (§ 83.02.050(d)–(e) ).

District-by-District: How Nonconforming Rules Interact with Core Standards

Standards vary by region (Valley, Mountain, Desert) and district. The tables below cite example dimensional standards and where ADUs are referenced. For all districts, allowed uses, density, development standards, parking, landscaping and screening, and use‑specific standards still apply to conforming projects; nonconforming situations use Chapter 84.17.

RL — Rural Living

Purpose: As implemented by the General Plan/land use map (specific purpose text not found in retrieved materials; see § 82.04.060 reference to applicable tables) .
Typical permitted uses: Rural residential; ADUs are referenced in density tables (“Accessory dwellings as allowed by Chapter 84.36”) (§ 82.04.060 tables ).
Key dimensional standards (examples):
- Minimum lot area Valley/Mountain/Desert: typically 2.5 acres (map suffix may modify) (Table 82‑8A/B/C) .
- Setbacks (Valley example): front 25 ft; street side 15 ft (local) / 25 ft (collector+); interior sides vary; see Table 82‑9A (§ 82.04.060) .

RS — Single Residential

Purpose: Not found in retrieved materials (verify in Chapter 82.01/General Plan) (general reference § 82.04.060) .
Typical permitted uses: Single-family residential; ADUs as allowed by Chapter 84.36 (Table 82‑9A) .
Key dimensional standards (examples):
- Minimum lot area: often 7,200 sq ft (map suffix may modify; Phelan/Pinon Hills RS minimum is 1 acre) (Table 82‑8A/B/C) .
- Setbacks (Valley example): front 25 ft; street side 15/25 ft; interior sides 5 ft and 10 ft; see Table 82‑9A .

RM — Multiple Residential

Purpose: Not found in retrieved materials (verify) (general reference § 82.04.060) .
Typical permitted uses: Multifamily residential; ADUs referenced in density tables (Table 82‑9A/9C) .
Key dimensional standards (examples):
- Minimum lot area: 10,000 sq ft (Table 82‑8A/B/C) .
- Minimum density (Valley): 11 units/acre; maximum 20 units/acre (Table 82‑9A) .
- Height: Desert note shows up to 60 ft; Phelan/Pinon Hills Community Plan limits 35 ft (Table 82‑9C note) .

CR — Rural Commercial

Purpose: Not found in retrieved materials (verify) (see § 82.05.060 tables) .
Typical permitted uses: Neighborhood/rural-serving retail/services; district use lists vary (Table 82‑11 shows examples across commercial districts) .
Key dimensional standards (Mountain example): front 15 ft; FAR 0.25; height 35 ft (Table 82‑14A) .

CN — Neighborhood Commercial

Purpose: Not found in retrieved materials (verify) (see § 82.05.060) .
Typical permitted uses: Local retail/services (see Table 82‑11 for commercial districts) .
Key dimensional standards (Mountain example): front 15 ft; FAR 0.25; height 35 ft (Table 82‑14A) .

CO — Office Commercial

Purpose: Not found in retrieved materials (verify) (see § 82.05.060) .
Typical permitted uses: Offices and related services (see Table 82‑11) .
Key dimensional standards (Mountain example): front 15 ft; FAR 0.5; height 35 ft (Table 82‑14A) .

CG — General Commercial

Purpose: Not found in retrieved materials (verify) (see § 82.05.060) .
Typical permitted uses: Broad commercial uses; examples in Table 82‑11 (e.g., some storage/wholesaling with permits) .
Key dimensional standards: Region-specific; see Tables 82‑13B (Valley), 82‑14B (Mountain) for setbacks/FAR/height (§ 82.05.060) .

CS — Service Commercial

Purpose: Not found in retrieved materials (verify) (see § 82.05.060) .
Typical permitted uses: Service and auto-oriented uses; see Table 82‑11 (permit types vary) .
Key dimensional standards: Region-specific; see Tables 82‑13B/82‑14B (§ 82.05.060) .

CH — Highway Commercial

Purpose: Not found in retrieved materials (verify) (see § 82.05.060) .
Typical permitted uses: Highway-serving retail/services; see Table 82‑11 (e.g., motor vehicle storage with CUP) .
Key dimensional standards: Region-specific; see Tables 82‑13B/82‑14B (§ 82.05.060) .

IC — Community Industrial

Purpose and location. As specified by the General Plan/Chapter 82.01 (§ 82.06.020) .
Typical permitted uses: Manufacturing, storage, distribution (permit types vary by use; see industrial tables) (general § 82.06.010) .
Key dimensional standards (Valley example): front 25 ft; street side 25 ft; interior side 10 ft; rear 10 ft; FAR 0.45; max height 75 ft; lot coverage 85% (Table 82‑19A) .

IR — Regional Industrial

Purpose and location. As specified by the General Plan/Chapter 82.01 (§ 82.06.020) .
Typical permitted uses: Heavier industrial uses (permits vary; see industrial tables) (general § 82.06.010) .
Key dimensional standards (Valley example): same setbacks as IC; FAR 0.55; max height 150 ft; lot coverage 85% (Table 82‑19A) .

Note: Commercial tables also reference ADUs within commercial districts in certain mixed contexts by pointing to Chapter 84.36 (§ 82.05.060 tables; see “Accessory dwellings as allowed by Chapter 84.36”) . For State ADU–nonconformance interplay, see California ADU law (handled separately from this page).

Nonconforming Rules At‑a‑Glance

Topic	County rule (plain English)	Code Reference
Keep using a legal nonconforming structure/use	Allowed, but no structural changes or enlargements unless allowed in Chapter 84.17	§ 84.17.030(a)–(b)
When status is lost	If you switch to a conforming use or stop for 180+ days, nonconforming status ends	§ 84.17.040(a)–(b)
Rebuilding after damage	OK if reconstruction cost ≤ 75% of replacement value	§ 84.17.040(c)
Altering a nonconforming use	Generally needs a CUP (some exemptions for residential and for reducing nonconformity)	§ 84.17.080(a), (e)
Additions inside today’s setbacks	Allowed if not closer than 3 ft to line (5 ft in Fire Safety Overlay) and no greater encroachment	§ 84.17.080(d)
Orders to remove/alter	Department may amortize; must allow at least 5 years and consider useful life	§ 84.17.050(a)–(b)
Residential carve‑out	Older code‑compliant houses used residentially in residential zones aren’t governed by Ch. 84.17	§ 84.17.050(c)
Signs	Removal/amortization schedules for nonconforming signs	§ 83.13.120
Legal small lots	Legally created substandard parcels can be used/built upon if otherwise compliant	§ 83.02.050(c)
Enforcement backstop	Continuing a use after status is lost may be a public nuisance/violation	§ 86.09.040–.080

How This Interacts with Approvals and Enforcement

Approvals and appeals. Alterations often trigger a CUP under Chapter 85.06; ensure you check whether design review or other approvals apply for your site (CUP tie‑in at § 84.17.080(a) ).
Enforcement. Uses/structures operated contrary to the Development Code are declared unlawful and a public nuisance; each day is a separate offense (§ 86.09.040–.080 ).
Variance-sensitive items. Some location requirements (e.g., hemp setback to sensitive receptors) reference variance processes—see Variances and Exceptions (§ 84.35.030 referencing Chapter 85.17) .

Checklist

Confirm the use/structure/parcel was legally established under the rules in effect at the time (§ 81.01.050(e) ).
Document continuity: no 180+ day discontinuance; no intervening change to a conforming use (§ 84.17.040(a)–(b) ).
If proposing alterations, determine if they qualify for exemptions (residential up to 2,000 sq ft or 25%, code‑compliance improvements, routine maintenance) or need a CUP (§ 84.17.080(a), (e) ).
For additions in setback areas, verify 3 ft minimum to property line (5 ft in the Fire Safety Overlay) and no increased encroachment (§ 84.17.080(d) ).
If damaged, obtain cost estimates to confirm the ≤75% reconstruction threshold (§ 84.17.040(c) ).
For signs, check amortization timelines before applying for any new sign on a site with a nonconforming sign (§ 83.13.120(b)–(c) ).
On substandard parcels, verify lot legality and comply with all current standards (§ 83.02.050(c) ).
Coordinate with the County to understand any removal/alteration orders and amortization timelines (§ 84.17.050(a)–(b) ).

Risks & Ambiguities

Issue	Why it matters	What to verify
180-day discontinuance clock	Missing the window ends nonconforming rights	Operation records, utility bills, business licenses (§ 84.17.040(b) )
Structural “alteration” vs. “maintenance”	Could trigger a CUP unintentionally	Scope of work against § 84.17.080(a), (e)(3)
Setback additions inside overlays	Different minima in Fire Safety Overlay	Overlay map and 5 ft rule (§ 84.17.080(d) )
Post-disaster rebuild cost share	Over 75% may forfeit nonconforming rebuild	Cost estimate methodology (§ 84.17.040(c) )
Residential carve‑out scope	Some older homes not governed by Ch. 84.17	Confirm residential zoning and original compliance (§ 84.17.050(c) )
Sign amortization timing	Premature new sign may be denied	Site sign inventory vs. § 83.13.120(c)
District purposes text	Purpose/location statements not retrieved	Check Chapter 82.01 and land use map (Not found in retrieved materials)

Information Gaps

Detailed “purpose” statements for several districts (CR, CN, CO, CG, CS, CH, RL, RS, RM) were not in retrieved excerpts. Not found in retrieved materials.
Full conditions for Mountain Region nonconforming retail-to-restaurant conversion (§ 84.17.090) were not included in the excerpts. Not found in retrieved materials.
Some commercial/industrial Valley/Desert dimensional tables were partially captured; confirm exact setbacks/FAR/height for your region. Verify with the jurisdiction.

Plain-English Summary

If your use or building in unincorporated San Bernardino County legally predates today’s zoning, you can usually keep operating—but you can’t expand it or rebuild more than 75% after damage without meeting strict rules. Stop for six months or switch to a conforming use and the nonconforming rights are gone. Some small residential additions are allowed, and older conforming houses in residential zones are largely exempt from these nonconforming elimination rules.

Source References

San Bernardino County Development Code, Title 8: Administration and applicability (§ 81.01.050)
Nonconforming Uses and Structures (§§ 84.17.010–.090)
Nonconforming signs (§ 83.13.120)
Post-disaster modifications (§ 86.15.050)
Substandard parcels (§ 83.02.050)
Industrial hemp nonconforming continuation (§ 84.35.030)
Enforcement (§§ 86.09.040–.080)
Residential/Commercial/Industrial development standards tables (e.g., § 82.04.060 Tables 82‑8/9; § 82.05.060 Tables 82‑13/14; § 82.06.060 Table 82‑19A)

Also see: San Bernardino County Land Use, Development Standards, Parking, Overlay Districts, Signage, and Variances and Exceptions. For building code topics, see the California Building Standards Code.

Sources

Retrieved passages

San Bernardino County Zoning Code (§ 84.17.020) High relevance
San Bernardino County Zoning Code (CHAPTER 84.17) High relevance
San Bernardino County Zoning Code (Section shall) High relevance
San Bernardino County Zoning Code (Section shall) High relevance
San Bernardino County Zoning Code (Chapter conflict) Medium relevance
San Bernardino County Zoning Code (§ 86.09.060) Medium relevance
San Bernardino County Zoning Code (Section relating) Medium relevance
San Bernardino County Zoning Code (§ 66314) Medium relevance
CBC § 66314 (§ 66314) Medium relevance
San Bernardino County Zoning Code (Title 1) Medium relevance
San Bernardino County Zoning Code (Chapter 84.36) Medium relevance
San Bernardino County Zoning Code (§ 1822.50) Medium relevance
San Bernardino County Zoning Code (Section number) Medium relevance
San Bernardino County Zoning Code (CHAPTER 81.01) Medium relevance
San Bernardino County Zoning Code (§ 86.06.060) Medium relevance
San Bernardino County Zoning Code (§ 81.01.030) Medium relevance
San Bernardino County Zoning Code (Chapter 82.06) Medium relevance
San Bernardino County Zoning Code (§ 82.04.060) Medium relevance
San Bernardino County Zoning Code (Section shall) Medium relevance
San Bernardino County Zoning Code (§ 84.25.060) Medium relevance
San Bernardino County Zoning Code (§ 82.06.060) Medium relevance
San Bernardino County Zoning Code (Chapter and) Medium relevance
San Bernardino County Zoning Code (Chapter 84.36) Medium relevance
San Bernardino County Zoning Code (§ 82.05.060) Medium relevance

Cited sections

San Bernardino County Development Code, Title 8: Administration and applicability (§ 81.01.050) (Title 8)
Nonconforming Uses and Structures (§§ 84.17.010–.090) (§ 84.17.010)
Nonconforming signs (§ 83.13.120) (§ 83.13.120)
Post-disaster modifications (§ 86.15.050) (§ 86.15.050)
Substandard parcels (§ 83.02.050) (§ 83.02.050)
Industrial hemp nonconforming continuation (§ 84.35.030) (§ 84.35.030)
Enforcement (§§ 86.09.040–.080) (§ 86.09.040)
Residential/Commercial/Industrial development standards tables (e.g., § 82.04.060 Tables 82‑8/9; § 82.05.060 Tables 82‑13/14; § 82.06.060 Table 82‑19A) (§ 82.04.060)
SanBernardinoCounty_ZoningCode.md

Official San Bernardino County code library

Frequently asked questions

How long can a nonconforming use sit vacant in unincorporated San Bernardino County?

If a nonconforming use is discontinued for 180 days or more, its legal nonconforming status ceases and any future use must comply with current zoning (§ 84.17.040(b) ).

Can I enlarge a legal nonconforming residence without a Conditional Use Permit?

Yes, nonconforming residential uses may be modified or expanded without a CUP up to 2,000 sq ft or 25% of existing floor/ground area, whichever is greater. Larger expansions require a CUP (§ 84.17.080(e)(1), (a) ).

My nonconforming building was damaged in a storm. Can I rebuild?

You can rebuild and continue the use if reconstruction costs do not exceed 75% of the replacement value at the time of damage. Above that threshold, stricter compliance may apply (§ 84.17.040(c) ).

Are older houses in residential zones subject to the County’s nonconforming elimination rules?

If the house complied with residential standards when built and is used for residential purposes in a residential district, Chapter 84.17 does not apply to it, even if it no longer meets today’s residential standards (§ 84.17.050(c) ).

Can I add onto a structure that already encroaches into today’s setback?

Possibly. The Building Official may allow an addition that does not project further than the existing encroachment and stays at least 3 ft from a property line (5 ft in the Fire Safety Overlay) (§ 84.17.080(d) ).

What happens if the County orders my nonconforming use to be removed?

The Department can set a timeline based on the “normal life” of the structure and must allow at least five years before removal or alteration is required, with specific notices (§ 84.17.050(a)–(b) ).

Do nonconforming signs have to be removed?

Yes, nonconforming signs are subject to amortization. For example, certain legal nonconforming commercial signs must be removed within five years of the Code’s effective date; additional schedules apply by sign type/location (§ 83.13.120(a)–(b) ).

Is a legally created lot that’s smaller than today’s minimum buildable?

Generally yes—if the lot was legally created, it may be used or built upon provided the development meets all other applicable standards (§ 83.02.050(c) ).

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