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Local zoning · San Bernardino County

San Bernardino County — Zoning

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

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Quick answer

In unincorporated San Bernardino County, residential in the Valley Region ranges from RL (1 du/2.5 ac) to RM (11–20 du/ac) with front setbacks typically 25 ft and heights 35–45 ft (§ 82.04.060). Commercial fronts are generally 25 ft with FARs 0.30–0.75 and heights up to 60 ft (§ 82.05.060). Industrial allows up to 150 ft height in IR with FAR 0.55 (§ 82.06.060). Setback measurement and private road easement rules apply countywide (§ 83.02.070).

Last reviewed: July 25, 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’s Development Code governs land use in the unincorporated areas through mapped base zoning districts and overlays tied to the General Plan. The Code sets what uses are allowed, where, and at what intensity, and supplies dimensional rules like setbacks, height, and FAR. The Land Use Plan and Land Use Zoning District Maps are part of the General Plan, and amendments are processed under Chapter 86.12 (§ 82.01.020; § 81.01.050).

The base zoning district and any mapped suffix/overlay control what you can do on a parcel in the unincorporated areas; you must meet the district’s use and development standards, and you cannot get a variance to change allowed uses or residential density (§ 81.01.050; § 85.17.020).

Use this page with the County’s broader zoning & planning overview, the allowed-use tables under Land Use, and cross-referenced Development Standards, Parking, Design Review, Signage, and Overlay Districts.

How San Bernardino County zoning works (unincorporated areas)

  • The Development Code applies to all land, uses, structures, and subdivisions in the unincorporated areas, and Building/Grading permits issue only after meeting Code requirements (§ 81.01.050(a)-(b)).
  • The County is divided into primary land use zoning districts and overlays; both are shown on the Land Use Plan and Zoning District Maps adopted as part of the General Plan (§ 82.01.020).
  • Subdivisions must meet district-specific minimum lot sizes referenced in the Code tables; CEQA applies to discretionary approvals (§ 81.01.050(c), (d)).
  • If the Code imposes stricter requirements than other rules or private covenants, the Code controls (§ 81.01.050(g), (h)).
  • Variances cannot change allowed land uses, residential density, specific prohibitions, or procedures (§ 85.17.020).
  • Nonconforming status is governed in Chapter 84.17, which is referenced in § 81.01.050(e). See Nonconforming Uses.

Base Zoning Districts (established)

San Bernardino County establishes the following primary zoning districts; each appears where mapped on the Land Use Plan and Zoning District Maps (§ 82.01.020).

AG — Agriculture

  • Purpose/typical uses: Commercial agriculture and agriculture support services; rural residential and compatible open space/recreation on non-farmed lands (§ 82.01.020(c)(1)(A)).
  • Key standards: Minimum subdivision parcel area typically 10 acres (region-specific; with AG-20/40/80/160 map suffix variants per notes) (§ 82.03.050; Table 82-4A/B/C).
  • Where it applies: Where the AG district is mapped on the County’s Land Use Plan (§ 82.01.020).

RC — Resource Conservation

  • Purpose/typical uses: Open space and recreation, single-family homes on very large parcels, and compatible uses (§ 82.01.020(c)(1)(B)).
  • Key standards: Minimum subdivision parcel area 40 acres (region tables) (§ 82.03.050; Table 82-4A/B/C).
  • Where it applies: Where RC is mapped (§ 82.01.020).

FW — Floodway

  • Purpose/typical uses: Animal keeping, grazing, and crop production and similar compatible uses (§ 82.01.020(c)(1)(C)).
  • Key standards: Minimum subdivision parcel area 10 acres (mountain region depth ratio differs) (§ 82.03.050; Table 82-4A/B/C).
  • Where it applies: Floodway areas mapped FW (§ 82.01.020).

OS — Open Space

  • Purpose/typical uses: Open space and recreational uses (§ 82.01.020(c)(1)(D)).
  • Key standards: No minimum subdivision parcel area requirement listed in the tables (§ 82.03.050; Table 82-4A/B/C).
  • Where it applies: Where OS is mapped (§ 82.01.020).

RL — Rural Living

  • Purpose/typical uses: Rural residential with incidental agricultural uses (§ 82.01.020(c)(2)(A)).
  • Key Valley standards: Max density 1 du/2.5 ac; front 25 ft; side interior varies by lot width (5/10 ft or 15 ft for wider lots); rear 15 ft; lot coverage 20%; height 35 ft (§ 82.04.060; Table 82-9A).
  • Where it applies: Where RL is mapped (§ 82.01.020).

RS — Single Residential

  • Purpose/typical uses: Single-family residential with incidental ag/recreation (§ 82.01.020(c)(2)(B)).
  • Key Valley standards: Max density 4 du/ac; front 25 ft; side interior 5/10 ft; rear 15 ft; lot coverage: lots <20,000 sf = “entire building envelope” (setback-limited), lots ≥20,000 sf = 40%; height 35 ft (§ 82.04.060; Table 82-9A).
  • Where it applies: Where RS is mapped (§ 82.01.020).

RM — Multiple Residential

  • Purpose/typical uses: Multiple residential and compatible mixed/nonresidential (§ 82.01.020(c)(2)(C)).
  • Key Valley standards: Min density 11 du/ac; max density 20 du/ac; front 25 ft; side interior 5/10 ft; rear 15 ft; lot coverage 60%; height 45 ft (§ 82.04.060; Table 82-9A).
  • Where it applies: Where RM is mapped (§ 82.01.020).
  • Additional MF standards: Separation between buildings (e.g., 10–25 ft depending on orientation), adjacency buffers (up to 75 ft near IR/AG), and minimum unit sizes (e.g., 1-bedroom 650 sf) apply to multi-family projects (§ 84.16.040).

CR — Rural Commercial

  • Purpose/typical uses: Retail and personal services, repair, lodging, recreation/entertainment, transportation; agriculture/residential secondary (§ 82.01.020(c)(3)(A)).
  • Key Valley standards: Front 25 ft, street-side 25 ft, interior side 10 ft, rear 10 ft; FAR max 0.30; height 35 ft (§ 82.05.060; Table 82-13A).
  • Mountain differences: Front 15 ft, FAR 0.25, height 35 ft (§ 82.05.060; Table 82-14A).
  • Where it applies: Where CR is mapped (§ 82.01.020).

CN — Neighborhood Commercial

  • Purpose/typical uses: Neighborhood-scale retail, services, lodging, professional services, recreation/entertainment (§ 82.01.020(c)(3)(B)).
  • Key Valley standards: Front 25 ft, street-side 25 ft, interior side 10 ft, rear 10 ft; FAR max 0.30; height 35 ft (§ 82.05.060; Table 82-13A).
  • Mountain differences: Front 15 ft, FAR 0.25, height 35 ft (§ 82.05.060; Table 82-14A).
  • Where it applies: Where CN is mapped (§ 82.01.020).

CO — Office Commercial

  • Purpose/typical uses: Professional offices and compatible uses (§ 82.01.020(c)(3)(C)).
  • Key Valley standards: Front 25 ft, street-side 15 ft, interior side 10 ft, rear 10 ft; FAR max 0.75; height 60 ft (§ 82.05.060; Table 82-13A).
  • Mountain differences: Front 15 ft, FAR 0.50, height 35 ft (§ 82.05.060; Table 82-14A).
  • Where it applies: Where CO is mapped (§ 82.01.020).

CG — General Commercial

  • Purpose/typical uses: Broad retail/services, lodging, offices, entertainment, wholesaling/warehousing, construction/transportation, open-lot services (§ 82.01.020(c)(3)(D)).
  • Key Valley standards: Front 25 ft, street-side 15 ft, interior side 10 ft, rear 10 ft; FAR max 0.50; height 60 ft (§ 82.05.060; Table 82-13B).
  • Where it applies: Where CG is mapped (§ 82.01.020).

CS — Service Commercial

  • Purpose/typical uses: Heavy commercial and light industrial, including light manufacturing (§ 82.01.020(c)(3)(E)).
  • Key Valley standards: Front 25 ft, street-side 15 ft, interior side 10 ft, rear 10 ft; FAR max 0.50; height 60 ft (§ 82.05.060; Table 82-13B).
  • Where it applies: Where CS is mapped (§ 82.01.020).

CH — Highway Commercial

  • Purpose/typical uses: Highway-oriented retail/services, lodging, office, entertainment, wholesaling/warehousing, construction/transportation, open-lot services (§ 82.01.020(c)(3)(F)).
  • Key Valley standards: Front 25 ft, street-side 15 ft, interior side 10 ft, rear 10 ft; FAR: Not clear in source materials (Table shows “.5:10”); height 60 ft (§ 82.05.060; Table 82-13B).
  • Where it applies: Where CH is mapped (§ 82.01.020).

IC — Community Industrial

  • Purpose/typical uses: Light industrial (light manufacturing, wholesale/warehouse, construction/transportation, ag support), incidental commercial, accessory residential; limited outdoor storage (§ 82.01.020(c)(4)(A)).
  • Key Valley standards: Front 25 ft, street-side 25 ft, interior side 10 ft, rear 10 ft; FAR max 0.45; lot coverage 85%; height 75 ft (§ 82.06.060; Table 82-19A).
  • Minimum area for designation: 5 acres (§ 82.06.030).

IR — Regional Industrial

  • Purpose/typical uses: Heavy industrial with potential severe impacts, incidental commercial, ag support, salvage (§ 82.01.020(c)(4)(B)).
  • Key Valley standards: Front 25 ft, street-side 25 ft, interior side 10 ft, rear 10 ft; FAR max 0.55; lot coverage 85%; height 150 ft (§ 82.06.060; Table 82-19A).
  • Minimum area for designation: 30 acres (§ 82.06.030).

IN — Institutional

  • Purpose/typical uses: Public and quasi-public facilities and compatible uses (§ 82.01.020(c)(5)(A)).
  • Key Valley standards: Front 25 ft, street-side 25 ft, interior side 10 ft, rear 10 ft; FAR max 0.75; lot coverage 80%; height 150 ft (§ 82.06.060; Table 82-19B).
  • Minimum area for designation: None (§ 82.06.030).

SD — Special Development

  • Purpose/typical uses: Mixed residential, commercial, industrial, agricultural, open space, recreation—per approved Development Plan (§ 82.01.020(c)(5)(B)).
  • Key Valley standards: Front 25 ft, street-side 25 ft, interior side 10 ft, rear 10 ft; FAR max 0.50; lot coverage 80%; height 50 ft; alternate standards may be set in a Final Development Plan (§ 82.06.060; Table 82-19B).
  • Minimum area for designation: 5 acres (§ 82.06.030).

SP — Specific Plan

  • Purpose/typical uses: Mixed-use per adopted Specific Plan; standards and uses are determined by the Specific Plan (§ 82.01.020(c)(5)(C)).
  • Minimum area for designation: As specified by the General Plan (§ 82.06.030).
  • Where it applies: Where SP is mapped; development follows the Specific Plan.

Countywide dimensional and siting rules that affect all districts

  • Setback framework and measurement: Setbacks are set by district and specific-use chapters; measurement rules include front/side/rear methods, corner-lot handling, future right-of-way, and private road easements (e.g., minimum 25 ft from private road easements in Valley/Desert; 15 ft in Mountain; special rules for alleys and through-lots) (§ 83.02.070).
  • General applicability: These standards apply with the district standards; where conflicts exist, the district/specific-use rules control (§ 83.02.020).
  • Hillside grading: Landform grading, slope categories (e.g., “excessive slope” ≥40%: no pad grading), cut/fill limits (max 2:1 slopes), seasonal restrictions (no grading Oct 15–Apr 15 unless controls approved) (§ 83.08.040; § 83.08.020).
  • Multi-family design: Applies where multi-family is allowed. Includes building separation (e.g., 25 ft front-to-front), adjacency buffers (e.g., 75 ft next to IR/AG), and minimum unit sizes (e.g., 2-bedroom 850 sf) (§ 84.16.040).
  • Industrial hemp manufacturing: Additional operational/setback standards (e.g., 25 ft setbacks from all lot lines for non-volatile facilities; security and odor control requirements) apply in industrial contexts (§ 84.35.090).
  • Overlays: Overlays are established alongside base districts (§ 82.01.020). Example: in the AP Overlay, underlying district standards still apply (§ 82.08.030). See Overlay Districts.
  • ADUs: Allowed subject to Chapter 84.36; an ADU/JADU must satisfy the development standards of the underlying zoning; certain ADU setbacks can be 4 ft on sides/rear per ADU table; ADUs can be sited in front when setback-compliant (§ 84.36.070). See California ADU law for state-layered rules.

Quick-reference standards (selected districts, Valley Region)

District Density / FAR / Coverage Setbacks (Front/Side St./Side Int./Rear) Height Code Reference
RL (Rural Living) Max density: 1 du/2.5 ac; Coverage 20% 25 ft / 15 or 25 ft / 5&10 ft or 15 ft / 15 ft 35 ft § 82.04.060 Table 82-9A
RS (Single Residential) Max density: 4 du/ac; Coverage: <20,000 sf per building envelope; ≥20,000 sf 40% 25 ft / 15 or 25 ft / 5&10 ft / 15 ft 35 ft § 82.04.060 Table 82-9A
RM (Multiple Residential) Min density: 11 du/ac; Max 20 du/ac; Coverage 60% 25 ft / 15 or 25 ft / 5&10 ft / 15 ft 45 ft § 82.04.060 Table 82-9A
CR (Rural Commercial) FAR 0.30; Coverage 80% 25 / 25 / 10 / 10 ft 35 ft § 82.05.060 Table 82-13A
CO (Office Commercial) FAR 0.75; Coverage 80% 25 / 15 / 10 / 10 ft 60 ft § 82.05.060 Table 82-13A
CG (General Commercial) FAR 0.50; Coverage 80% 25 / 15 / 10 / 10 ft 60 ft § 82.05.060 Table 82-13B
IC (Community Industrial) FAR 0.45; Coverage 85% 25 / 25 / 10 / 10 ft 75 ft § 82.06.060 Table 82-19A
IR (Regional Industrial) FAR 0.55; Coverage 85% 25 / 25 / 10 / 10 ft 150 ft § 82.06.060 Table 82-19A
IN (Institutional) FAR 0.75; Coverage 80% 25 / 25 / 10 / 10 ft 150 ft § 82.06.060 Table 82-19B
SD (Special Development) FAR 0.50; Coverage 80% 25 / 25 / 10 / 10 ft 50 ft § 82.06.060 Table 82-19B

Notes: Commercial Mountain Region standards differ (e.g., 15 ft fronts; lower FAR for CR/CN) (§ 82.05.060; Table 82-14A). CH FAR is unclear in the provided source. Setback rules for measurement and private road easements apply across districts (§ 83.02.070).

Zoning maps and amendments

  • The Land Use Zoning District Maps are adopted as part of the General Plan and show where each district/overlay applies; map changes proceed through the amendment process (§ 82.01.020(b)).
  • Industrial/Special Purpose minimum area thresholds apply when designating those zones (e.g., IR: 30 acres) (§ 82.06.030).

Checklist

  • Confirm the parcel is in the unincorporated areas and identify the mapped base district/overlays on the Land Use Zoning District Maps (§ 82.01.020).
  • Verify allowed land uses for the district and any specific-use chapter requirements; consult Land Use.
  • Apply the district’s site standards (setbacks, height, FAR/coverage), plus countywide Development Standards (e.g., landscaping, Parking, Signage) cited in the district tables (§§ 82.04.060; 82.05.060; 82.06.060).
  • If proposing MF, apply multi-family design/separation, adjacency buffers, and unit size minimums (§ 84.16.040).
  • If in hillside terrain, complete Hillside Grading submittals and design to slope/category standards (§ 83.08.020; § 83.08.040).
  • If proposing ADUs/JADUs, ensure ADU standards and underlying zone standards are both met (§ 84.36.070).
  • For subdivisions, meet minimum lot sizes for the mapped district and region (§ 81.01.050(c); § 82.03.050).
  • Check overlays; base standards still apply in AP Overlay (§ 82.08.030).
  • If seeking relief, note that variances cannot alter allowed uses or residential density (§ 85.17.020).
  • Discretionary projects: confirm CEQA applicability and noticing requirements (§ 81.01.050(d)).

Risks & Ambiguities

Issue Why it matters What to verify
CH district FAR format Table shows “.5:10,” which is ambiguous “CH” FAR in the current code text or staff; Not found in source materials (§ 82.05.060 Table 82-13B)
Residential Mountain/Desert tables incomplete Region may change setbacks, coverage, or minimum/maximum densities The correct regional table for RL/RS/RM in Mountain/Desert; some values not fully visible in source materials (§ 82.04.060 Tables 82-9B/C)
Specific Plan (SP) standards vary Site-specific rules override general district norms The adopted Specific Plan and its standards (§ 82.01.020(c)(5)(C); § 82.06.030)
Overlay-specific rules beyond AP Overlays can add limits or procedures The applicable overlay chapter(s) for the site; only AP guidance provided here (§ 82.08.030; § 82.01.020)
Map suffix modifiers Can alter density/lot size (e.g., AG-20/40/80/160) The parcel’s exact map suffix on the Land Use Map and applicable table notes (§ 82.03.050 Notes)
Private road easement setbacks Can shift effective setbacks significantly Whether the access is via private easement serving ≥2 parcels (triggers rear/easement setbacks) (§ 83.02.070)

Plain-English Summary

In the unincorporated areas, your parcel’s mapped zoning district tells you what you can build and your basic limits—how tall, how far from property lines, and how many homes per acre. Residential districts range from large-lot rural (RL) to higher-density multi-family (RM). Commercial and industrial districts carry clear front/side/rear setbacks and FAR/height caps, and countywide standards—like landscaping, parking, and hillside grading—also apply. Overlays can add rules, but they don’t erase the base zone.

Source References

  • § 81.01.050 Applicability of Development Code (scope, permits, subdivision, CEQA)
  • § 82.01.010; § 82.01.020 Land Use Plan, Zoning Districts, Overlays, and Map amendments
  • § 82.03.010; § 82.03.050 Agricultural/Resource districts and minimum lot sizes (Tables 82-4A/B/C)
  • § 82.04.010; § 82.04.060 Residential districts and site standards (Table 82-9A; partial 82-9B)
  • § 82.05.060 Commercial districts site standards (Tables 82-13A/B; 82-14A)
  • § 82.06.030 Minimum area for Industrial/Special Purpose designations (Table 82-16)
  • § 82.06.060 Industrial and Special Purpose site standards (Tables 82-19A/B)
  • § 82.08.030 AP Overlay development standards (underlying zone applies)
  • § 83.02.010; § 83.02.020; § 83.02.070 General development and setback rules
  • § 83.08.020; § 83.08.040 Hillside Grading submittals and standards
  • § 84.16.010; § 84.16.020; § 84.16.040 Multi-family project standards
  • § 84.18.040 Planned development design standards (parking/open space—context)
  • § 84.35.090 Industrial hemp manufacturing operational standards
  • § 84.36.020; § 84.36.070 ADU applicability and development standards
  • § 85.17.020 Variances applicability
  • § 87.01.010; § 87.01.100 Subdivision ordinance purpose; exceptions process
  • San Bernardino County Code Library (general access): codelibrary.amlegal.com

Sources

Source passages

  • San Bernardino County Zoning Code (§ 82.01.020) High relevance
  • San Bernardino County Zoning Code (§ 81.01.050) Medium relevance
  • San Bernardino County Zoning Code (§ 82.05.060) Medium relevance
  • San Bernardino County Zoning Code (§ 84.35.090) Medium relevance
  • San Bernardino County Zoning Code (§ 82.04.060) Medium relevance
  • San Bernardino County Zoning Code (§ 84.16.010) Medium relevance
  • San Bernardino County Zoning Code (§ 83.08.040) Medium relevance
  • San Bernardino County Zoning Code (§ 82.06.030) Medium relevance
  • San Bernardino County Zoning Code (§ 82.08.030) Medium relevance
  • San Bernardino County Zoning Code (§ 84.36.070) Medium relevance
  • San Bernardino County Zoning Code (§ 82.01.010) Medium relevance
  • San Bernardino County Zoning Code (§ 82.04.010) Medium relevance
  • San Bernardino County Zoning Code (§ 83.02.020) Medium relevance
  • San Bernardino County Zoning Code (§ 83.02.070) Medium relevance
  • San Bernardino County Zoning Code (§ 84.16.020) Medium relevance
  • San Bernardino County Zoning Code (§ 83.08.020) Medium relevance

Cited sections

Frequently asked questions

What can I build in the RL (Rural Living) district in unincorporated San Bernardino County?

Rural residential uses with incidental agriculture are the intent. In the Valley Region, expect a maximum density of 1 dwelling per 2.5 acres, with typical setbacks of 25 ft front and 15 ft rear, and height up to 35 ft. Lot coverage is capped at 20%. Always confirm regional variations and any map suffixes that modify standards (§ 82.01.020(c)(2)(A); § 82.04.060 Table 82-9A).

How many homes per acre are allowed in RS and RM districts?

In RS, the maximum is 4 units per acre. In RM, the minimum is 11 and the maximum is 20 units per acre (Valley Region). Setbacks and heights differ—RS generally allows 35 ft, while RM allows 45 ft—plus parking and multi-family design standards can apply in RM projects (§ 82.04.060 Table 82-9A; § 84.16.040).

What are the basic commercial setbacks in the unincorporated areas?

For Valley Region sites: front setbacks are typically 25 ft in CR, CN, CO, CG, CS, CH, with street-side 25 ft in CR/CN and 15 ft in CO/CG/CS/CH, interiors 10 ft, and rears 10 ft. Heights are usually 35–60 ft, and FARs range 0.30–0.75 by district. Mountain Region fronts can be 15 ft for CR/CN/CO (§ 82.05.060 Tables 82-13A/B; 82-14A).

What are the industrial height and FAR limits?

In IC (Community Industrial), height is up to 75 ft with a max FAR of 0.45 and 85% coverage. In IR (Regional Industrial), height can reach 150 ft with a max FAR of 0.55 and 85% coverage. Standard setbacks are 25/25/10/10 (front/street-side/interior/rear) in the Valley Region (§ 82.06.060 Table 82-19A).

Can I add an ADU on my residential lot, and what setbacks apply?

ADUs are allowed subject to Chapter 84.36, and they must also meet the underlying zoning standards. The ADU table allows reduced side and rear setbacks (often 4 ft), and an ADU may be located in front of the primary dwelling if it still meets setbacks. Parking and size limits also apply (§ 84.36.070).

What if my property is on a private road easement?

Minimum front, side, and rear setbacks from private road easements are 25 ft in the Valley/Desert Regions and 15 ft in the Mountain Region, measured from the easement line. The rear setback from an easement applies only if it serves two or more parcels (§ 83.02.070).

Do overlays change my setbacks and allowed uses?

Overlays can add requirements but generally don’t erase the underlying zone. For example, in the AP Overlay, development must still comply with the underlying district standards. Always check the overlay chapter mapped for your site (§ 82.08.030; § 82.01.020).

What are the hillside grading limits for steep sites?

Projects must use landform grading; pad grading is not allowed on “excessive slope” areas (≥40%). Cut/fill slopes can’t exceed 2:1, and grading is prohibited Oct 15–Apr 15 unless approved erosion controls are in place (§ 83.08.040; § 83.08.020).

Can I get a variance to allow a prohibited use or higher residential density?

No. Variances cannot change allowed land uses, residential density, specific prohibitions, or procedural requirements. Relief may be possible for some dimensional standards if findings are met (§ 85.17.020).

How are zoning map changes handled?

Land Use Zoning District Map changes are processed as amendments; upon adoption and certification they become part of the Land Use Plan. Standards and allowed uses then follow the new mapped designation (§ 82.01.020(b)).

General information, not legal advice.

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