Local zoning · San Bernardino County

San Bernardino County — Zoning

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

Last reviewed: July 6, 2026

Overview

San Bernardino County’s zoning rules live in the San Bernardino Development Code (Title 8), and they apply only to unincorporated areas. The Code divides land into primary land use zoning districts and overlay districts, implemented through the County’s General Plan and official Land Use Zoning District Maps (§ 81.01.010; § 81.01.050; § 82.01.020) . The County uses a standardized set of district symbols, such as RL, RS, RM, AG, RC, CG, IC, etc., established in Table 82-1 (§ 82.01.020) .

Plain-English core rule: The County uses a “permissive” zoning system—if a use isn’t listed as allowed (by right or with a permit), it’s prohibited (§ 81.02.020). Violations can be declared a public nuisance (§ 86.09.050–.080).

Use this page with the San Bernardino County zoning & planning overview, and cross-check related topics like Land Use, Development Standards, Parking, Design Review, Overlay Districts, Nonconforming Uses, Variances and Exceptions, and the California Building Standards Code. For housing-related state preemptions, see California housing laws and California ADU law.

How San Bernardino County organizes zoning

The Code establishes primary districts and overlays; overlays add standards to the base district, and are shown as suffixes on the map (e.g., RL/FS) (§ 82.01.020–§ 82.01.030) .
The official Land Use Zoning District Maps are part of the General Plan and are amended through § 86.12 (§ 82.01.020) .
Minimum area thresholds apply when designating certain districts (e.g., RL/RS/RM in Table 82-6; IC/IR/SD in Table 82-16) (§ 82.04.030; § 82.06.040) .

District-by-district guide (unincorporated areas)

AG — Agriculture

Purpose: Sites for commercial agriculture and compatible rural uses (§ 82.01.020(c)(1)(A)) .
Typical allowed uses: Crop production (A/P), agricultural support services (M/C), livestock operations (S), small/large-scale industrial hemp with permits per § 84.35; natural resource development (CUP) (Table 82-4; § 82.03.040) .
Key dimensional standards (Desert Region): Max density 1 du/10 ac; front setback 25 ft; sides 15–25 ft by edge type; height 35 ft (Table 82-5C; § 82.03.070 for FW cross-compliance) .
Where applied: Through General Plan amendments; min designation area 100 ac (Table 82-3; § 82.03.030) .

RC — Resource Conservation

Purpose: Open space/recreation and very large-lot residential (§ 82.01.020(c)(1)(B)) .
Typical allowed uses: Animal keeping (S), crop production (A), nature preserves (P), select resource uses (Table 82-4) .
Key standards (Desert Region): Max density 1 du/40 ac; front setback 25 ft; height 35 ft (Table 82-5C) .
Where applied: Min designation area 200 ac (Table 82-3; § 82.03.030) .

FW — Floodway

Purpose: Animal keeping, grazing, crops; no conventional residential (§ 82.01.020(c)(1)(C)) .
Typical allowed uses: As limited resource/open uses; development must not raise base flood levels (§ 82.03.070) .
Key standards: Residential not allowed; front setback 75 ft; height 35 ft (Table 82-5C) .
Where applied: No minimum area (Table 82-3) .

OS — Open Space

Purpose: Open space and recreation (§ 82.01.020(c)(1)(D)) .
Typical allowed uses: Parks, natural areas, limited compatible uses (see Table 82-4 categories) .
Key standards: Residential not allowed; front setback 25 ft; height 35 ft (Table 82-5C) .
Where applied: No minimum area (Table 82-3) .

RL — Rural Living

Purpose: Rural residential with incidental agriculture (§ 82.01.020(c)(2)(A)) .
Typical allowed uses: Single-family homes, agricultural accessory structures, accessory crop production; see Table 82-7 for permit levels (§ 82.04.040) .
Key residential standards (Desert Region): Min lot 2.5 ac (Table 82-8C); max density 1 du/2.5 ac; front setback 25 ft (Table 82-9C) .
Where applied: Min designation area 30 ac (Table 82-6); map suffixes like RL-5/10/20/40 can increase minimum lot area (§ 82.04.030; Table 82-8 notes) .

RS — Single Residential

Purpose: Single-family neighborhoods (§ 82.01.020(c)(2)(B)) .
Typical allowed uses: Single-family homes and customary residential uses; see Table 82-7 for accessory and special uses (§ 82.04.040) .
Key residential standards (Desert Region): Min lot 7,200 sf (map suffixes may modify); max density 4 du/ac; front setback 25 ft; side-street side setbacks depend on street class (Table 82-8C; Table 82-9C) .
Where applied: Min designation area 10 ac (Table 82-6). Map suffixes RS-10M/14M/20M/1 modify minimums; in Phelan–Pinon Hills, RS lots must be at least 1 ac (Table 82-8 notes; § 82.04.060 notes) .

RM — Multiple Residential

Purpose: Multiple residential and compatible nonresidential (§ 82.01.020(c)(2)(C)) .
Typical allowed uses: Multifamily housing; see Table 82-7 for specifics and permit levels (§ 82.04.040) .
Key residential standards (Desert Region): Min lot 10,000 sf; max density 20 du/ac; front setback 25 ft (Table 82-8C; 82-9C) .
Where applied: Min designation area 10 ac (Table 82-6) .

CR — Rural Commercial

Purpose: Rural-serving retail/services; residential and agriculture are secondary (§ 82.01.020(c)(3)(A)) .
Typical allowed uses: Neighborhood-scale retail, personal services, lodging, repair, recreation (purpose statement) .
Key standards: See Tables 82-15A/B for commercial development standards (Not found in retrieved materials). Some community plan areas (e.g., Oak Hills) specify modified setbacks/FAR (§ 82.36.040–.050) .
Where applied: Minimum designation areas: see Table 82-10 (Not found in retrieved materials). Verify with the jurisdiction.

CN — Neighborhood Commercial

Purpose: Neighborhood-scale retail/services (§ 82.01.020(c)(3)(B)) .
Typical allowed uses: Retail, personal and professional services (purpose statement) .
Key standards: See Tables 82-15A/B (Not found in retrieved materials). Oak Hills CN has max coverage 40%, 15 ft side-street side setback, max FAR 0.47 (§ 82.36.040(d)) .
Where applied: See Table 82-10 (Not found in retrieved materials). Verify with the jurisdiction.

CO — Office Commercial

Purpose: Professional/office uses (§ 82.01.020(c)(3)(C)) .
Typical allowed uses: Offices and compatible services (purpose statement) .
Key standards: See Tables 82-15A/B (Not found in retrieved materials). Verify with the jurisdiction.
Where applied: See Table 82-10 (Not found in retrieved materials). Verify with the jurisdiction.

CG — General Commercial

Purpose: Broad commercial: retail, lodging, offices; some warehousing/wholesale (§ 82.01.020(c)(3)(D)) .
Typical allowed uses: Retail/office, lodging, warehousing/transportation services (purpose statement) .
Key standards: See Tables 82-15A/B (Not found in retrieved materials). Oak Hills CG: max lot coverage 60%, max FAR 1.20 (§ 82.36.040(d)(2)) .
Where applied: See Table 82-10 (Not found in retrieved materials). Verify with the jurisdiction.

CS — Service Commercial

Purpose: Heavy commercial/light industrial mix (§ 82.01.020(c)(3)(E)) .
Typical allowed uses: Light manufacturing and service commercial (purpose statement) .
Key standards: See Tables 82-15A/B (Not found in retrieved materials). Verify with the jurisdiction.
Where applied: See Table 82-10 (Not found in retrieved materials). Verify with the jurisdiction.

CH — Highway Commercial

Purpose: Highway-oriented retail/lodging/services (§ 82.01.020(c)(3)(F)) .
Typical allowed uses: Highway-serving retail, lodging, warehousing/transportation (purpose statement) .
Key standards: See Tables 82-15A/B (Not found in retrieved materials). Verify with the jurisdiction.
Where applied: See Table 82-10 (Not found in retrieved materials). Verify with the jurisdiction.

IC — Community Industrial

Purpose: Light industrial with limited outdoor storage; incidental commercial and accessory residential (§ 82.01.020(c)(4)(A)) .
Typical allowed uses: Light manufacturing, wholesale/warehousing, construction/transportation services (purpose statement; Table 82-17 governs) (§ 82.06.040) .
Key standards: Development standards in Tables 82-21A/B (Not found in retrieved materials). Oak Hills IC: side-street side setback 15 ft; max FAR 0.97 (§ 82.36.050(d)(1)) .
Where applied: Min designation area 5 ac (Table 82-16; § 82.06.040) .

IR — Regional Industrial

Purpose: Heavy industrial with potential for severe impacts (§ 82.01.020(c)(4)(B)) .
Typical allowed uses: Heavy industrial, incidental commercial, salvage operations (purpose statement; Table 82-17 governs) (§ 82.06.040) .
Key standards: See Tables 82-21A/B (Not found in retrieved materials). Verify with the jurisdiction.
Where applied: Min designation area 30 ac (Table 82-16) .

IN — Institutional

Purpose: Public and quasi-public facilities (§ 82.01.020(c)(5)(A)) .
Typical allowed uses: Civic/institutional uses; see Table 82-17 for permit levels (§ 82.06.040) .
Key standards: See Tables 82-21A/B (Not found in retrieved materials). Note: max lot coverage for institutional uses may follow Table 82-21B where applicable (Table 82-9C notes) .
Where applied: No minimum designation area (Table 82-16) .

SD — Special Development

Purpose: Planned/mixed projects (residential, commercial, industrial, agriculture, open space); can carry suffixes SD-RES/COM/IND (§ 82.01.020(c)(5)(B); § 82.06.040(c)) .
Typical allowed uses: Mixed per approved plan; standards may be adjusted by the Board with findings (§ 84.18.030) .
Key standards: Governed by the approved Planned Development and applicable code; minimum site size often 5 ac (§ 84.18.030) .
Where applied: Min designation area 5 ac (Table 82-16) .

SP — Specific Plan

Purpose: Area-specific standards and use permissions set by an adopted Specific Plan (§ 82.01.020(c)(5)(C)) .
Typical allowed uses: As determined by the Specific Plan (§ 82.01.020(c)(5)(C)) .
Key standards: Set by the Specific Plan; County standards apply unless modified with proper findings (§ 84.18.030(c)) .
Where applied: Minimum as specified by the General Plan (Table 82-16) .

Overlay districts that commonly affect zoning outcomes

Overlays apply in addition to base zoning; overlay symbols are appended to base districts on the map (§ 82.01.030) . See the Overlay Districts guide.
Examples:
- Geologic Hazard (GH): 50 ft minimum setback from active faults for human-occupied structures; 150 ft for critical facilities (§ 82.15.040) .
- Hazardous Waste (HW): Applied only with a General Plan Amendment + CUP; prohibits residential and high-occupancy uses in the HW buffer (§ 82.16.010–§ 82.16.030) .

Residential and Resource quick standards (Desert Region)

The most-used lot sizes, densities, and a key setback—use the Development Standards tables for full details.

District	Minimum Lot Area	Maximum Density	Front Setback	Code Reference
RL (Rural Living)	2.5 acres (map suffix may increase)	1 du/2.5 ac	25 ft	Table 82-8C; Table 82-9C; § 82.04.060
RS (Single Residential)	7,200 sf (map suffix may modify; 1 ac min in Phelan–Pinon Hills)	4 du/ac	25 ft	Table 82-8C notes; Table 82-9C; § 82.04.060
RM (Multiple Residential)	10,000 sf	20 du/ac	25 ft	Table 82-8C; Table 82-9C; § 82.04.060
AG (Agriculture)	N/A (designation min 100 ac)	1 du/10 ac	25 ft	Table 82-5C; § 82.03.030
RC (Resource Conservation)	N/A (designation min 200 ac)	1 du/40 ac	25 ft	Table 82-5C; § 82.03.030
FW (Floodway)	N/A	Residential not allowed	75 ft	Table 82-5C; § 82.03.070

Notes:

Setbacks and additional dimensional rules may vary by region (Valley, Mountain, Desert) and overlay. Always verify in the applicable table (e.g., Tables 82-9A/B/C for residential; Table 82-5C for AG/RC/FW/OS) and Development Standards (§ 82.04.060; § 82.03.040) .

Map, boundaries, and plan areas

Zoning maps are adopted as part of the General Plan and amended per § 86.12 (§ 82.01.020) .
Community Plan areas can modify base standards (e.g., Oak Hills commercial/industrial FAR and setbacks; Apple Valley sphere of influence has customized “AV/” tables) (§ 82.36.030–.050; Table 82-25) .

Process and permit types referenced in district tables

The district “Allowed Uses” tables indicate required entitlements: A (allowed), P (Site Plan Permit), MUP/CUP (Minor/Conditional Use Permit), etc. (§ 82.02.030; § 85.01.030; Tables 82-4, 82-7, 82-11, 82-17) .
Parking, landscaping, signs, and other project-wide standards are in Division 3 (e.g., Chapter 83.11 Parking, Chapter 83.13 Signage, Landscaping and Screening) (see cross-references in Tables 82-5C/82-9C) .
If a proposal doesn’t fit the district standards, check Variances and Exceptions. Nonconforming status is addressed separately in Chapter 84.17 and our Nonconforming Uses page (§ 81.01.050(e)) .

Checklist

Confirm your parcel is in the unincorporated area and identify the base district symbol on the Land Use Zoning District Map (§ 81.01.050; § 82.01.020) .
Check for overlay suffixes and read their added standards (e.g., GH, FS, HW) (§ 82.01.030; § 82.15.040; § 82.16.010–.030) .
Use the “Allowed Uses” table for your district (e.g., Table 82-7 for residential; Table 82-4 for AG/RC) to verify whether your use is Allowed, P, MUP, or CUP (§ 82.03.040; § 82.04.040) .
Confirm minimum lot area and subdivision standards (e.g., Tables 82-8A/B/C for RL/RS/RM; Tables 82-4A/B/C for AG/RC) (§ 81.01.050(c)) .
Check development standards: setbacks, heights, coverage/FAR in the applicable tables (e.g., 82-9C for residential; 82-5C for AG/RC; commercial/industrial in 82-15A/B and 82-21A/B) (§ 82.04.060; § 82.03.070; § 82.06.040) .
Layer in countywide standards: Parking, Design Review, Signage, and Landscaping and Screening (see Division 3 cross-references in the tables) .
If proposing ADUs, cross-check state rules and Chapter 84.36 with California ADU law (Tables 82-5C/82-9C reference ADUs) .
If the use isn’t listed, it’s prohibited unless you obtain appropriate approvals or a variance (§ 81.02.020(b)) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Community plan exceptions (e.g., Oak Hills)	Some plan areas modify base setbacks, FAR, or lot dimensions; assuming base standards may cause denial	Check § 82.36.030–.050 tables for your plan area; examples show modified RS coverage and IC/CG FARs
RS minimum lot in Phelan–Pinon Hills	RS parcels require at least 1 acre here; standard 7,200 sf does not apply	Table 82-8C note (Phelan–Pinon Hills 1 ac minimum) and § 82.04.060 notes
Overlay stacking	An overlay can tighten setbacks, heights, or permitted uses over the base district	Read § 82.01.030, and specific overlays like GH (§ 82.15.040) and HW (§ 82.16.010–.030)
“Permissive code” traps	Uses not listed are prohibited; operating without proper permits is a public nuisance	§ 81.02.020(b); § 86.09.050–.080; when in doubt, consult the “Allowed Uses” table for your district
Commercial/industrial base metrics	Base setbacks/FAR/height tables (82-15A/B; 82-21A/B) not retrieved here	Not found in retrieved materials. Verify with the jurisdiction or the current Development Code
Zoning map boundaries	How a boundary line applies to your parcel controls which standards apply	Boundary interpretation rules appear in Chapter 82.01 (Not found in retrieved materials for § number). Verify with the jurisdiction

Plain-English Summary

Zoning in unincorporated San Bernardino County is a map-plus-tables system: find your base district, add any overlays, and then follow the applicable “Allowed Uses” and “Development Standards” tables. If your use isn’t shown as allowed or conditionally allowed, it’s prohibited. Lot sizes, setbacks, and densities vary by district and region, and some community plan areas adjust the defaults—so always check the right table and any overlay notes before you design or apply (§ 81.02.020; § 82.01.020; § 82.04.060; § 82.03.070) .

Source References

Title 8, San Bernardino Development Code: § 81.01.010; § 81.01.040; § 81.01.050 (unincorporated applicability)
Interpretation/permissive code: § 81.02.020(b)
Land Use Plan, districts, and overlays: § 82.01.020; § 82.01.030; Table 82-1
Agricultural & Resource districts: § 82.03.020–.040; Table 82-3; Table 82-4; Table 82-5C; § 82.03.070
Residential districts: § 82.04.020–.060; Table 82-6; Table 82-7; Tables 82-8A/B/C; Tables 82-9A/B/C; notes on map suffixes and Phelan–Pinon Hills
Commercial/Industrial/Special Purpose districts: § 82.05 (refs to Tables 82-10 to 82-15); § 82.06.040; Table 82-16; Table 82-17; Table 82-21A/B (refs)
Community plan modifications (examples): § 82.36.030–.050; Table 82-25 (Apple Valley SOI)
Overlays: § 82.15.040 (GH); § 82.16.010–.030 (HW)
Enforcement: § 86.09.050–.080

Sources

Retrieved passages

San Bernardino County Zoning Code (CHAPTER 82.01) High relevance
San Bernardino County Zoning Code (Chapter 86.12) High relevance
San Bernardino County Zoning Code (CHAPTER 81.01) Medium relevance
San Bernardino County Zoning Code (Chapter 83.11) Medium relevance
San Bernardino County Zoning Code (§ 85.06.020) Medium relevance
San Bernardino County Zoning Code (§ 86.06.060) Medium relevance
San Bernardino County Zoning Code (Chapter 85.14) Medium relevance
San Bernardino County Zoning Code Medium relevance
San Bernardino County Zoning Code (Chapter 86.12) High relevance
San Bernardino County Zoning Code (Chapter 82.05) High relevance
San Bernardino County Zoning Code (Chapter 82.05) High relevance
San Bernardino County Zoning Code (§ 82.04.060) High relevance
San Bernardino County Zoning Code (Title 1) High relevance
San Bernardino County Zoning Code (§ 82.04.020) High relevance
San Bernardino County Zoning Code (§ 82.03.020) High relevance
San Bernardino County Zoning Code (§ 82.04.060) High relevance

Cited sections

Official San Bernardino County code library

Frequently asked questions

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

RL and RS allow single-family homes; RL allows rural residential with incidental agriculture. Check Table 82-7 to see if your specific accessory use is Allowed (A), requires a Site Plan Permit (P), Minor Use Permit (MUP), or Conditional Use Permit (CUP) (§ 82.04.040). Lot size and setbacks differ—RL typically needs 2.5 acres; RS typically needs 7,200 sf, but some areas like Phelan–Pinon Hills require 1 acre min (Table 82-8C; § 82.04.060) .

What are the basic residential setbacks in the Desert Region?

Front setbacks are generally 25 ft for RL, RS, and RM. Side yard and street-side yard setbacks vary by lot width and street classification, with RL sometimes requiring larger side yards on wider lots (Table 82-9C) .

Are apartments allowed in RM? What’s the density?

Yes—RM is intended for multiple residential uses. In the Desert Region, the maximum density is 20 units per acre; the minimum lot area is 10,000 sf. Check Table 82-7 for specific use permissions and any permit requirements (§ 82.04.040; Table 82-8C; Table 82-9C) .

How do overlays affect my project?

Overlays add requirements to the base zone. For example, the GH overlay imposes minimum setbacks from known fault traces, and the HW overlay prohibits residential/high-occupancy uses in hazardous waste buffers (§ 82.15.040; § 82.16.010–.030; § 82.01.030) .

Where do I find commercial and industrial FARs, setbacks, and heights?

Base standards are in the commercial (Tables 82-15A/B) and industrial/special purpose (Tables 82-21A/B) development tables. Some community plans (e.g., Oak Hills) modify these—like CG max FAR 1.20 and IC side-street setback 15 ft (§ 82.36.040–.050). Not found in retrieved materials for the base tables—verify with the jurisdiction .

Can I do small-scale agriculture in AG or RC?

Yes. Crop production is typically allowed, with agricultural support services requiring permits depending on district. See Table 82-4 for specific permit levels (A/P/M/C/CUP) (§ 82.03.040) .

What if my proposed use isn’t listed in the district table?

The Code is permissive—unlisted uses are prohibited unless an entitlement authorizes them. Operating contrary to the Code or permit conditions can be deemed a public nuisance (§ 81.02.020(b); § 86.09.060–.080) .

How are zoning boundaries determined if the map is unclear?

Boundary interpretation rules are provided in Chapter 82.01. If uncertainty remains, County staff determine locations consistent with the Code and maps. Not found in retrieved materials for the exact § number—Verify with the jurisdiction .

Do I need design review?

Many projects must comply with Countywide development and Design Review procedures, especially in community plan areas that set design buffers (e.g., Oak Hills IC requires design buffers to address truck traffic and noise) (§ 82.36.050(c)(1)(C)) .

Are ADUs allowed in RL, RS, and RM?

Yes—accessory dwelling units are referenced as allowed across residential and some resource districts, subject to Chapter 84.36 and state law. Always check the ADU standards and any overlay constraints (Tables 82-5C; 82-9C) .

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