Local zoning · San Bernardino

San Bernardino — Historic Preservation

Historic Preservation under the San Bernardino local zoning and planning code, with the controlling citations.

Ask a question free See coverage

Last reviewed: July 3, 2026

Overview

San Bernardino’s Development Code recognizes historic preservation primarily through overlay tools and tailored reuse rules rather than a populated standalone historic-district chapter. The code establishes an HP (Historic Preservation Overlay) on the zoning map (currently reserved for future ordinance), a Main Street (MS) overlay that governs downtown historic character, and an Adaptive Reuse (AR) overlay that explicitly manages conversions of older commercial/office buildings — each with different triggers, permit requirements, and standards. See the city’s zoning map and overlay rules in the San Bernardino zoning pages for how overlays stack with base zones.

What the Development Code actually says (district-by-district)

Note: where I cite a chapter or section below I am pointing to the Development Code text chunk that establishes that chapter/requirement; always verify parcel-specific status with the City. Verify with the jurisdiction.

HP — Historic Preservation Overlay (HP)

  • Purpose and status: The HP overlay is listed among the City’s overlays, but the chapter is explicitly reserved/blank: “This section reserved for future ordinance.” That means there are no operative local design standards, designation criteria, or formal local landmark rules published in the Development Code text you supplied. § 19.18.
  • Practical effect today: Because § 19.18 is blank, no local HP-specific permit triggers or dimensional modifications are expressed in the Development Code text. That does not prevent the City from using other tools (overlays, adaptive reuse, design review) or other ordinances to regulate historic resources — but no HP-specific standards are present in the retrieved materials. Not found in retrieved materials beyond the reserved chapter.

MS — Main Street Overlay (MS)

  • Purpose: The MS overlay’s stated intent is to “continuance and enhancement of the historic downtown area as the functional and symbolic center of the City” — focusing on pedestrian activity, design quality, and downtown character. § 19.19.010.
  • Typical permitted uses: Built from the overlay texts and tables, allowed uses track the underlying commercial/downtown zones but are shaped by the overlay’s design and placement rules (see the overlay’s permitted/use tables in Chapter 19.19). § 19.19.
  • Key standards where applicable: The overlay contains downtown-specific building form and placement standards, parking and transition rules, and rehabilitation/infill design guidelines (see the Main Street tables and guidelines referenced under 19.19). These design-guideline chapters are applied when projects are in the MS area. § 19.19.
  • Where it applies: Downtown area with boundaries identified in Chapter 19.19; consult the official zoning/overlay map for parcel-level applicability. § 19.19.020.

AR — Adaptive Reuse Overlay (AR / 19.19‑B)

  • Purpose: The Adaptive Reuse Overlay explicitly targets older commercial and office buildings for conversion to residential uses while protecting “historic or architecturally significant buildings.” § 19.19‑B.010.
  • Applicability and map: The overlay covers a flag-shaped area north of downtown within the Commercial Office (CO) zone (see § 19.19‑B.020 for the exact overlay boundary description). § 19.19‑B.020.
  • Typical permitted uses: Adaptive reuse to residential uses (office → apartments/units) is permitted where structures were built prior to 1991; demolition is prohibited as part of conversion in the AR area. § 19.19‑B.030(1–3).
  • Key dimensional / program standards: Minimum unit sizes, open space, and parking rules for conversions are spelled out (for example, minimum unit size 500 sq ft; minimum 10% open space; parking generally 1 space/unit plus guest; tandem allowed). A Development Permit approved by the Mayor & City Council is required for conversions. § 19.19‑B.040; § 19.19‑B.030(5).
  • Practical guidance: The AR overlay is the City’s main, operative local tool that mentions historic/architectural significance by name and creates concrete standards and a permit path for protecting older buildings during conversion.

Residential Zones — historic exclusions, urban lot splits, two‑unit projects (§ 19.04)

  • "Not Historic" exclusion: Certain ministerial housing/lot-split concessions are explicitly unavailable on lots that are “a historic property or within a historic district that is included on the State Historic Resources Inventory” or are “designated by ordinance as a City or County landmark.” See the two‑unit project and urban lot split subparts: the code requires that the lot be not historic to qualify for the streamlined approvals. § 19.04 (Two‑unit project subpart X; Urban lot split subpart W).
  • Urban lot split and two‑unit standards that interact with historic status: Where a property is within a historic district or is designated as a landmark, the city will not treat it as eligible for certain ministerial two‑unit or urban‑lot-split allowances; conversely conversions within AR overlay (which contains many historic buildings) are allowed but through a different process (Development Permit). § 19.04 (subparts W and X); § 19.19‑B.
  • Design/size/parking examples that affect historic properties when those rules do apply (urban lot split/two-unit): floor area target ~500–800 sq ft unit sizing, minimum front setback 20 ft for units built after an urban lot split, and one off-street parking space per new primary dwelling unless transit/other exceptions apply. § 19.04 (urban lot split / two‑unit provisions).

Design review / Permits that apply to historic resources

  • Administrative & Development Permits: Exterior alterations that exceed thresholds (e.g., >25% of floor area) or non‑standard uses typically require Administrative or Development Permits and are reviewed for compatibility with design guidelines and the General Plan; the review findings explicitly require compatibility with surrounding character. § 19.44.010–.040.
  • Adaptive Reuse projects require a Development Permit approved by Council. § 19.19‑B.030(5).

Signs and "Iconic Signs" (historic signage)

  • The sign chapter contains a dedicated allowance and preservation path for Iconic Signs (signs that are at least 50 years old, associated with local history, or are culturally significant). Such signs may be repaired, relocated within the neighborhood, or restored and may get special allowances (e.g., sign-area bonus, approval of structural repairs that otherwise would not conform). See § 19.22 (Iconic Signs standards).

Quick decision table (most decision-relevant rules)

Topic What the Code says (plain) Code reference
HP Overlay (operative standards) Chapter exists but is intentionally blank — no local designation criteria or standards published in the retrieved code. § 19.18
Main Street overlay (downtown historic character) Downtown-focused design, pedestrian emphasis, downtown form/placement/parking guidelines apply. § 19.19.010–.020
Adaptive Reuse overlay (office→residential) Applies to pre‑1991 buildings in mapped AR area; prohibits demolition for reuse; Development Permit (Council) required; min unit 500 sq ft; 10% open space; parking 1/unit (with specifics). § 19.19‑B.010–.040
Two‑unit projects / Urban lot splits Ministerial approval allowed but lot must be “Not Historic”; unit size rules and setbacks apply; parking exceptions near transit. § 19.04 (subparts W & X)
Iconic/historic signs Iconic signs (≥50 years or culturally important) have a preservation path; repairs/relocation allowed with conditions. § 19.22 (Iconic Signs)
Design/permit triggers Exterior changes >25% floor area, conversions, and many reuse projects require Administrative or Development Permit and findings of compatibility. § 19.20.030; § 19.44

Practical guidance / synthesis

  • If your property is within the downtown Main Street area or the AR overlay, the Code imposes explicit design standards and permit paths that both protect historic character and enable reuse: use the AR route for office→residential conversion (Council Development Permit) and expect minimum unit, parking, and open-space standards. § 19.19‑B.030–.040.
  • If your property is formally designated as a local landmark or is on the State Historic Resources Inventory, several streamlined housing concessions (e.g., ministerial two‑unit projects or urban lot-split exemptions) are not available: the code expressly requires that a qualifying lot be not historic for those paths. § 19.04 (subparts W & X).
  • Because § 19.18 is reserved, there is currently no single, code‑text process in Title 19 for local landmark designation or historic-district criteria; in practice, preservation control is achieved through overlays (MS, AR), design review, project‑level permit conditions, and sign/historic‑sign rules. Verify whether the City maintains a separate historic register or administrative procedure outside Title 19. § 19.18; § 19.19‑B.
  • Expect some overlapping reviews: an AR conversion triggers a Development Permit (Council) and may then require building/fire upgrades under state codes — but those building-code conversions and code alternatives (e.g., California Historical Building Code) are separate and not moved into zoning; see the California historical/building code references for building‑code relief pathways where applicable. Not a substitute for City planning review. Not found in retrieved materials for local HP procedures; see state code citations below.

Internal links (first natural mention of each): the city’s zoning and overlay pages, design review, parking and development standards pages provide the procedural context you will use when applying:

Checklist (what an applicant must satisfy for a historic-area project in San Bernardino)

  • Determine whether the parcel is within the MS, AR, or any overlay on the Zoning Map. § 19.19; § 19.19‑B.
  • Confirm whether the property is on the State Historic Resources Inventory or designated as a City/County landmark (if it is, note the "Not Historic" exclusions). § 19.04 (subparts W & X).
  • For AR conversions: prepare submittal showing building vintage (pre‑1991), pro‑forma economic viability, unit layout meeting min 500 sq ft/unit, 10% open space, and parking plan. § 19.19‑B.030–.040.
  • For exterior changes: determine if >25% floor-area change triggers property‑development standards and Administrative/Development Permit. § 19.20.030; § 19.44.
  • If seeking two‑unit or urban lot split concessions, verify parcel is not historic (State or local). § 19.04 (subparts W & X).
  • Prepare design package that demonstrates compatibility with the overlay’s design guidelines or downtown Main Street guidelines (façade, materials, roof pitch, scale). § 19.19; § 19.20.
  • Coordinate building‑code strategy early (state Historical or Existing Building Code options may be available for qualified historic structures). Check with Building & Safety and the City’s Planning staff. California Historical/Existing Building Code.

Risks & Ambiguities

Issue Why it matters What to verify
HP chapter empty / reserved There is no operative local process in § 19.18 for landmark designation or standards — relying on it will fail. Confirm whether the City has a separate historic-ordinance, administrative policy, or a later HP ordinance not included in the provided files. Verify with the jurisdiction. § 19.18.
State Inventory / local designation status Eligibility for ministerial housing concessions depends on not being “historic”; a mis‑classification changes the entire entitlement path. Ask Planning to confirm whether the parcel is listed on the State Historic Resources Inventory or locally designated. § 19.04 (subparts W & X).
Overlap of AR and CO zone standards AR allows conversions but imposes Development Permit + unit/parking/open-space rules — conflicts with underlying CO standards must be resolved in the permit. Confirm which chapter controls (AR text explicitly allows exceeding base district size/density but limits additions). § 19.19‑B.030–.040.
Significance of "Iconic Signs" Iconic signs get special allowances — but the determination (is it iconic?) is administrative and can be subjective. If sign preservation matters, request early review with Sign/Planning staff and present documentation (age, historic context). § 19.22.
ADU vs historic restrictions State ADU law allows ADUs on historic properties but local objective standards may apply to prevent adverse impacts. For ADUs on a historic lot, confirm local objective ADU standards and any overlay/design review requirements. Verify with the jurisdiction. § 19.04; State ADU guidance.

Plain-English summary

San Bernardino’s zoning book lists a Historic Preservation Overlay (HP) but the HP chapter is currently empty; practical preservation controls are enforced mainly through the Main Street downtown overlay, the Adaptive Reuse overlay (which governs older office/commercial conversions), the sign rules for “Iconic Signs,” and normal design/permit reviews — and the City excludes designated historic parcels from certain ministerial housing/lot-split concessions. Always confirm parcel-level historic status with Planning. § 19.18; § 19.19; § 19.19‑B; § 19.04.

Source References

  • City of San Bernardino Development Code — list of zones and overlays, including HP, MS, AR (Chapter 19.02 and related chapters). § 19.02; § 19.18; § 19.19.010.
  • Adaptive Reuse Overlay (AR) chapter and development standards: § 19.19‑B.010–.040 (purpose, applicability, conversion standards).
  • Residential Zones — Urban Lot Splits and Two‑Unit Projects (historic exclusion language; unit size, setbacks, parking): § 19.04 (subparts W & X).
  • Administrative & Development Permit rules (design review findings and permit triggers): § 19.44; property development standards § 19.20.
  • Sign regulations — Iconic Signs (historic sign allowances and criteria): § 19.22 (Iconic Signs).
  • California Historical Building Code and Existing Building Code (state code alternative provisions for qualified historic structures) — state code excerpts supplied for context (not a substitute for local planning): California Historical Building Code; Existing Building Code excerpts.

Sources

Retrieved passages

  • CBC § 66411.7 (section 65913.4) Medium relevance
  • San Bernardino Zoning Code (Section 19.30.040) Medium relevance
  • San Bernardino Zoning Code (Section 65913.4) Medium relevance
  • San Bernardino Zoning Code Medium relevance
  • CBC § 66411.7 (Section 66411.1) Medium relevance
  • San Bernardino Zoning Code (Section 66499.11) Medium relevance
  • CBC § 18955 (Section 18955) Medium relevance
  • San Bernardino Zoning Code (chapter or) Medium relevance
  • San Bernardino Zoning Code (Article IV) Medium relevance
  • San Bernardino Zoning Code (Article IV) Medium relevance
  • San Bernardino Zoning Code (Section shall) Medium relevance
  • San Bernardino Zoning Code (Section 19.72.050) Medium relevance
  • San Bernardino Zoning Code (section 65913.4) Medium relevance
  • San Bernardino Zoning Code (§ 65915) Medium relevance
  • San Bernardino Zoning Code (§ 66314) Medium relevance
  • CBC § 040 (Chapter are) Medium relevance
  • San Bernardino Zoning Code (§65589.5) Medium relevance
  • San Bernardino Zoning Code (§65589.5) Medium relevance
  • San Bernardino Zoning Code (§65589.5) Medium relevance
  • San Bernardino Zoning Code Medium relevance
  • San Bernardino Zoning Code (§65589.5) Medium relevance
  • San Bernardino Zoning Code (§7060) Medium relevance
  • San Bernardino Zoning Code (chapter are) Medium relevance

Cited sections

Frequently asked questions

How does San Bernardino define the Historic Preservation Overlay (HP) and are there active standards?

San Bernardino lists an HP (Historic Preservation Overlay) among its overlays, but the Development Code text for the chapter is explicitly reserved/blank — there are no operative local HP designation criteria or standards in the retrieved Development Code. Confirm whether the City has adopted a separate HP ordinance or administrative policies outside Title 19. § 19.18.

Can I convert an older downtown office building into apartments and keep historic features?

Yes — the Adaptive Reuse Overlay (AR / § 19.19‑B) is the city’s formal path: it allows conversion of pre‑1991 commercial or office buildings in the mapped AR area but requires a Development Permit approved by Council, prohibits demolition, and requires compliance with unit size, open space, parking, and economic‑viability submittal requirements. § 19.19‑B.010–.040.

If my house is on the State Historic Resources Inventory can I use the two‑unit/urban lot split ministerial path?

No. The Development Code explicitly requires that a lot be not historic (i.e., not on the State Historic Resources Inventory and not designated as a City/County landmark) to qualify for the ministerial two‑unit project or urban lot split concessions. Check parcel status before applying. § 19.04 (subparts W & X).

Does San Bernardino protect old commercial signs?

Yes — the sign chapter includes provisions for Iconic Signs, which are signs identified by age (commonly ≥50 years) or cultural/vernacular significance. Iconic Signs may be repaired, restored, or relocated under special rules and sometimes receive sign-area or replacement allowances. See the sign regulations for criteria and permit requirements. § 19.22.

Will converting a historic building require building‑code upgrades that threaten historic fabric?

Building code upgrades are separate from zoning; however, the state Historical and Existing Building codes provide alternative compliance paths for qualified historic buildings that can reduce the need to remove character‑defining features. These are technical and must be coordinated with Building & Safety; zoning still controls use/placement and design review. See the city’s planning staff and the California Historical/Existing Building Code excerpts for applicability. Not a substitute for City review.

If my property sits in the Main Street Overlay, what design rules apply?

The Main Street (MS) overlay emphasizes downtown character: pedestrian orientation, consistent design quality, building form and placement, and parking/transition standards. Projects in the MS area must meet those overlay guidelines in addition to the underlying zone standards and go through the applicable Administrative/Development Permit process. § 19.19; § 19.44.

Do ADU rules differ on historic properties in San Bernardino?

State law allows ADUs on lots in historic districts or with historic homes, but local objective standards may be applied to prevent adverse impacts on properties listed in the California Register. San Bernardino’s ADU rules and two‑unit/lot-split rules interact with historic status: verify both the ADU section and the parcel’s historic listing before design. § 19.04; State ADU guidance.

Who approves Adaptive Reuse (AR) conversions and what extra submittals are required?

A Development Permit approved by the Mayor and City Council is required for AR conversions; the code also requires evidence of economic viability (pro‑forma), life‑safety compliance, and that no demolition occurs for new units. § 19.19‑B.030–.040.

Where do I confirm if my parcel is within an overlay or a State historic inventory listing?

You must confirm overlay status on the City’s official zoning/overlay map and ask Planning to confirm whether the parcel is on the State Historic Resources Inventory or has a local landmark ordinance record; the Development Code refers to those lists when determining eligibility for certain streamlined paths. § 19.02; § 19.04.

If the HP chapter is empty, how does the City actually preserve historic resources?

Practically, preservation is achieved via overlay districts (MS, AR), design-review conditions on permits, the sign chapter (Iconic Signs), and project‑level permit conditions. The empty HP chapter means there is no single local landmark designation/criteria within Title 19 text provided; verify whether the City holds a separate registry or administrative policy. § 19.18; § 19.19‑B. ---

More in San Bernardino code

Ask about any San Bernardino property

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

Start Free Trial

More San Bernardino zoning topics

San Bernardino Zoning

San Bernardino Land Use

San Bernardino Development Standards

San Bernardino Parking

San Bernardino Design Review

San Bernardino Overlay Districts

San Bernardino Signage

San Bernardino Nonconforming Uses

San Bernardino Variances and Exceptions

San Bernardino Landscaping and Screening

San Bernardino overview