Local zoning · San Bernardino

San Bernardino — Land Use

Land Use under the San Bernardino local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

This page summarizes how the City of San Bernardino's Development Code (commonly called the zoning ordinance, Chapter 19 of the Municipal Code) governs what uses are allowed where in the city, how use-permissions are classified (Permitted / Development-Permitted / Conditional), and where to find the controlling development standards and special-zone rules. For quick operational items applicants should check the applicable use table, the district development standards, and any overlay district rules (for example the Freeway Corridor or Hillside overlays). The Development Code also ties uses to discretionary review; see the review authority and findings for Administrative/Development/Conditional permits.

Note: this page covers only land-use (zoning) rules in the Development Code. For building construction rules see the California Building Standards Code. The City’s parking rules are in a separate chapter and must be applied to most uses. See the Development Code chapters for design review and overlays as noted below.

How the Code organizes land use

  • The City establishes its zones (the list of zone names) and overlays in § 19.02.060; the list includes the residential, commercial, industrial, public and special-purpose districts (for example RE, RL, RS, RU, RM, RMH, RH, RSH, CO, CG-1, CG-2, CG-3, CR-1–CR-4, CH, CCS-1/2, UBP-1/2/3, OIP, IL, IH, IE, and overlays such as FC, FP, HP, HM, etc.).
  • Permitted uses are shown in zone-specific tables:
    • Residential uses are listed in Table 04.01 (permitted / D / C / X) in § 19.04.020.
    • Commercial uses are listed in Table 06.01 in § 19.06.020 (Commercial Zones).
    • Industrial uses are listed in Table 08.01 in § 19.08.020 and industrial development standards (setbacks, lot sizes, heights) are in § 19.08.030 (Table 08.02).
  • Discretionary reviews (Administrative / Development / Conditional Use Permits) and the required findings are in Chapter 19.44; see § 19.44.040 for the findings that the review authority must make.
  • Parking compliance is required for most uses; off-street parking standards live in Chapter 19.24 and are invoked throughout the commercial and industrial use standards. See e.g., the parking requirement references in the commercial and mixed-use standards.

District-by-district (selected districts — purpose, typical permitted uses, key dimensional rules, where applied)

Note: each district below quotes the code's stated purpose and points to the use tables or development standards. For exact permitted-use cells and any conditional exceptions, always read the applicable table in the cited §.

RE (Residential Estate)

  • Purpose: large lot, low-density residential living and estate development; listed in § 19.02.060.
  • Typical permitted uses: single-family dwellings, accessory structures, limited community care uses (see Table 04.01 in § 19.04.020).
  • Key dimensional standards: Refer to the residential development standards in Chapter 19.04 and the relevant development‑standards tables. Not found in retrieved materials: specific numeric setbacks by RE in the Code extract — verify with the jurisdiction. Verify with the jurisdiction.

RL (Residential Low)

  • Purpose / uses: neighborhood single-family, permitted uses and home-occupations per § 19.04.020 (Table 04.01).
  • Dimensional rules: See Chapter 19.04 (development standards tables referenced there). Not found in retrieved materials: exact numeric setbacks or lot sizes for RL in the excerpts; verify with the jurisdiction.

RS (Residential Suburban)

  • Purpose / uses: suburban-scale single-family; permitted uses listed in Table 04.01.
  • Dimensional rules: Special cases are called out (e.g., additions to SFRs in Special Purpose zones must comply with RS standards); see Chapter 19.10 and § 19.10 for Specific Plan/UBP interactions.

RU (Residential Urban) / RM (Residential Medium) / RMH (Residential Medium‑High) / RH (Residential High)

  • Purpose / uses: increasing residential density from RU → RM → RMH → RH; permitted multi‑family uses, condominiums, dorms and certain institutional residential uses in varying permission levels appear in Table 04.01.
  • Dimensional rules / density: the table and Chapter 19.04 control which uses are permitted by-right vs. conditional; density maximums and development standards are in the Residential chapter or in underlying specific plans. Not found in retrieved materials: parcel‑specific density calculations; verify with the jurisdiction.

RSH (Residential Student Housing)

  • Purpose: a narrowly targeted zone allowing student housing near CSUSB under strict site/acreage limits (see § 19.04 and the RSH description). It applies only to specified parcels adjacent to the university.
  • Typical permitted uses: student housing complexes by site-specific approval; non-student use reverts to the underlying zone if the project ceases to house CSUSB students.

CO (Commercial Office)

  • Purpose: office, hospitals and professional services; may allow senior housing at specified densities. See § 19.06.010 and district description in § 19.06.
  • Typical permitted uses: offices, medical facilities, related supporting retail (use permissions detailed in Table 06.01, § 19.06.020).
  • Dimensional rules: development standards are in the commercial development standards table(s) (see Table 06.02).

CG-1, CG-2, CG-3 (Commercial General districts)

  • Purpose: mixed retail, personal services, entertainment, and in CG-2/CG-3 more intensive commercial/residential mixed-use opportunities (see § 19.06).
  • Typical uses: retail, restaurants, personal services, offices — permissions and whether a use is P / D / C are in Table 06.01.
  • Key dimensional note: Mixed-use buildings with residential units have special rules (building separation, amenity requirements, and parking location rules). The maximum building height in CG-2 and CG-3 is specified as four stories (not to exceed 56 feet) for mixed-use contexts; see the mixed‑use standards in Chapter 19.06.
  • Parking: off-street parking must comply with Chapter 19.24 (referenced throughout Chapter 19.06).

CR-1 – CR-4 (Commercial Regional)

  • Purpose: CR-1 focused on malls; CR-2/CR-3/CR-4 on regional retail, downtown and auto-plaza functions respectively; see district descriptions in § 19.06.
  • Uses: broad regional-serving retail, entertainment, hotels (see hotel standards below), and offices per Table 06.01.
  • Bonus height: CR-2 has a bonus-height program that allows heights up to 100 feet with required public benefits per the code. See Chapter 19.06 (bonus height program).

CH (Commercial Heavy)

  • Purpose: heavy commercial uses such as auto/truck sales and repair, lumberyards, plant nurseries, and light manufacturing where outdoor space is needed. See § 19.06 district purpose.
  • Uses: industrial-type commercial uses; many uses are conditional or development-permitted; consult Table 06.01.

CCS-1 / CCS-2 (Central City South)

  • Purpose / uses: CCS subzones have tailored standards (height, setbacks, frontage limits). See Chapter 19.13 for CCS-specific standards and cross‑references to Chapters 19.06 and 19.08. Example: CCS-1 has maximum building height of 2 stories / 30 ft and an "E" Street setback requirement.

UBP (University Business Park: UBP-1, UBP-2, UBP-3)

  • Purpose: specific plan/park style standards adjacent to the university; detailed minimum lot sizes, setbacks and height limits are set in Chapter 19.10 (Specific Plan 92‑01). Example table in Chapter 19.10 gives Front Setback = 10 ft, Rear Setback = 10 ft, Side Setback = 10 ft, and structure heights by UBP designation (UBP‑1 = 2 stories/42 ft; UBP‑2 = 2 stories/35 ft; UBP‑3 = 3 stories/42 ft).

Industrial: OIP, IL, IH, IE

  • Purpose: OIP (Office Industrial Park), IL (Industrial Light), IH (Industrial Heavy), IE (Industrial Extractive) are described in § 19.08.
  • Uses: permitted/use-permission matrix is in Table 08.01 (§ 19.08.020). Commercial cannabis uses are explicitly addressed and permitted only where the table and Chapter 5.10 allow.
  • Development rules (numerical): Table 08.02 in § 19.08.030 includes numeric standards: e.g., Net Lot Area (OIP = 10,000 sf, IL = 20,000 sf, IH = 40,000 sf), Front Setback (OIP 20 / IL 10 / IH 20 ft), Side/Rear Setbacks commonly 10 ft, Lot Coverage (50–75%), and Structure Height (e.g., OIP 42 ft, IL 2 stories/50 ft, IH none stated). Use the table in § 19.08.030 for exact numeric standards.

Public / Open / Special Purpose (OS, PCR, PF, PFC, PP, SP, etc.)

  • Purpose: public facilities, parks, open space, flood control and specific-plan districts are listed in § 19.02.060 and treated in their respective chapters (special provisions in Chapters 19.10 and others). For special-purpose UBP and flood control zones see Chapter 19.10.

Quick reference table — key, decision‑relevant items

Topic What it means for applicants Code Reference
Where to find permitted vs. conditional uses Commercial uses listed in Table 06.01; check the P / D / C cells for your parcel's zone. § 19.06.020
Industrial development numeric standards (lot size, setbacks, heights) Table of standards for OIP/IL/IH/IE (net lot area; front/side/rear setbacks; max heights) § 19.08.030 (Table 08.02)
Residential permitted uses and where to find them Table 04.01 lists allowed residential uses (P / D / C / X) for RE/RL/RS/RU/RM/RMH/RH/RSH § 19.04.020
Discretionary review required for many non‑standard or larger projects Development / Administrative / Conditional Permit findings and process; see required findings for approvals § 19.44.040
Mixed-use height limit example CG-2 / CG-3 mixed-use max height 4 stories / 56 ft (see mixed-use development standards) Chapter 19.06 (mixed‑use rules)

Checklist (what an applicant must satisfy to confirm land‑use permission)

  • Confirm the parcel's zoning designation on the Official Zoning Map and the applicable overlay(s) in § 19.02.060.
  • Check the applicable use table: Table 04.01 for residential uses (§ 19.04.020), Table 06.01 for commercial (§ 19.06.020), Table 08.01 for industrial (§ 19.08.020).
  • If the use is not a Permitted (P) cell, prepare to apply for the required Administrative/Development/Conditional Use Permit per Chapter 19.44 and meet the findings in § 19.44.040.
  • Verify numeric development standards (setbacks, lot area, height, lot coverage) in the applicable development standards table(s) — e.g., § 19.08.030 for industrial or Table 06.02 for commercial.
  • Confirm off-street parking and loading requirements in Chapter 19.24 and prepare a parking plan if requested. parking
  • Check overlay district rules (e.g., Freeway Corridor, Hillside, Historic Preservation) that may modify allowed uses or standards. overlay districts
  • If proposing ADUs, confirm compliance with local ADU rules and state ADU law. ADUs
  • Prepare to meet design guidelines or obtain design-review approvals where required. design review

Risks & Ambiguities

Issue Why it matters What to verify
Overlay rules overriding base zone Overlays (e.g., FC, HM, HP) can modify permitted uses and development standards, creating parcel‑specific rules. Check overlay applicability on the parcel and read the overlay chapter(s) cited in § 19.02.060. Verify with the jurisdiction.
Parcel-specific numeric standards not in excerpts Some numeric standards (setbacks, lot area) are in tables scattered through chapters or specific plans (e.g., UBP), not always in one place. Use the specific table referenced for the district (e.g., Table 08.02 for industrial; UBP standards in Chapter 19.10). If not found, verify with the City.
Use classifications that changed by ordinance amendments Some use permissions have footnotes, exceptions, or dates (e.g., cannabis rules, emergency-shelter references). Confirm the latest amendment history and any Council approvals; check Chapter 5.10 for cannabis and Table footnotes in § 19.06 / 19.08.
Nonconforming uses or prior legal uses A use that pre‑existed a zone change may be legal-nonconforming and treated differently. Review the Nonconforming Uses chapter and any Deemed Approved provisions (alcohol sales have special rules). Verify with the jurisdiction and City records.
Mixed-use-specific prohibitions Certain commercial activities are expressly prohibited inside mixed-use residential buildings (e.g., auto-related uses, mini-malls). Review the mixed-use provisions in Chapter 19.06; check whether the project is vertical or horizontal mixed-use and which rules apply.

Plain-English Summary

San Bernardino’s Development Code assigns each parcel a zone (like R-1 equivalents in the code’s RE/RL/RS family, or commercial zones such as CG-2) and then uses tables to tell you whether a given activity is permitted by-right, needs a development or conditional permit, or is prohibited; numeric rules (setbacks, lot area, heights) live in separate development‑standards tables. Start by confirming the zone, consult the use table for that zone (Tables 04.01 / 06.01 / 08.01), then read the district development standards and any overlay rules; discretionary permits require findings in § 19.44.040.

Source References

  • San Bernardino Development Code — Establishment of zones and list of zones: § 19.02.060.
  • Residential permitted uses table: § 19.04.020 (Table 04.01).
  • Commercial permitted uses and mixed-use rules: § 19.06.020 (Table 06.01) and Chapter 19.06 (mixed-use development details).
  • Industrial permitted uses and numeric standards: § 19.08.020 (Table 08.01) and § 19.08.030 (Table 08.02).
  • Administrative / Development / Conditional Permit findings: § 19.44.040.
  • University Business Park and Special Purpose zone standards (UBP): Chapter 19.10 (Specific Plan 92‑01).
  • Central City South special zone standards: Chapter 19.13.
  • Bonus height and hotel standards (commercial): Chapter 19.06 (see hotel/minimum lot size 1 acre and related hotel standards).

Sources

Retrieved passages

  • San Bernardino Zoning Code (section shall) High relevance
  • San Bernardino Zoning Code (Section 65000) High relevance
  • San Bernardino Zoning Code (Section 66410) High relevance
  • San Bernardino Zoning Code (Section 19.06.030) High relevance
  • San Bernardino Zoning Code (Section 19.04.030) High relevance
  • San Bernardino Zoning Code High relevance
  • San Bernardino Zoning Code (Section 19.06.030) High relevance
  • San Bernardino Zoning Code (Chapter 5.10) High relevance
  • San Bernardino Zoning Code (Chapter 5.10) High relevance
  • San Bernardino Zoning Code (Section 19.06.030) High relevance
  • CBC § 100 Medium relevance
  • San Bernardino Zoning Code (Chapter 19.28) Medium relevance
  • San Bernardino Zoning Code (Chapter 19.10-E.) Medium relevance
  • San Bernardino Zoning Code Medium relevance
  • San Bernardino Zoning Code (Chapter 19.24) Medium relevance

Cited sections

Frequently asked questions

What can I build on a typical RL (Residential Low) lot in San Bernardino?

Use permissions for the RL zone are shown in Table 04.01: single-family dwellings and customary accessory structures are generally Permitted (P); some multi-family or institutional residential uses may be Development or Conditional uses. See § 19.04.020 for the Table and cross-referenced notes; verify numeric setback/density limits in Chapter 19.04 or with the City.

How do I tell if my proposed commercial use needs a Conditional Use Permit?

Check the commercial use matrix in Table 06.01 (Chapter 19.06). A cell marked C means a Conditional Use Permit is required; D indicates a Development or Administrative Permit; P is permitted by right. See § 19.06.020 and prepare to meet the findings required in Chapter 19.44 if the use is discretionary.

What are the setback/height rules for industrial buildings in San Bernardino?

Industrial numeric standards are in Table 08.02 (Chapter 19.08.030). Example figures: Net lot area (OIP 10,000 sf, IL 20,000 sf, IH 40,000 sf), typical side/rear setbacks 10 ft, and structure-height limits vary by subzone (OIP 42 ft, IL 2 stories/50 ft, IH may be unlimited in the excerpt). Always use Table 08.02 for the authoritative numbers.

Do mixed-use buildings allow any commercial use on the ground floor?

Mixed-use buildings are permitted in many commercial zones, but Chapter 19.06 lists specific prohibitions for residential mixed‑use buildings (for example automotive-related uses and several other categories are not allowed inside mixed-use residential buildings). Check the mixed‑use section in Chapter 19.06 for the prohibited activities and the applicable zone’s Table 06.01 entries.

Are hotels allowed anywhere in the commercial districts?

Hotels, motels and B&Bs are allowed in specified commercial zones (for example CG-1, CG-2, CR-2, CR-3, CCS-1 per the code) but are subject to a Conditional Use Permit and special operational and dimensional standards (minimum lot size, minimum rooms, amenities). See Chapter 19.06 (hotel standards) and § 19.06. entries on hotels.

What if my property is inside an overlay like the Freeway Corridor or Hillside Management?

Overlay districts (listed with the zones in § 19.02.060) often add design or development standards that modify the base zone (for instance the Freeway Corridor overlay sets design standards for visibility from the freeway). Always read the overlay chapter that applies and treat the more restrictive standard as controlling where conflicts exist. Verify overlay applicability on the parcel.

Where are parking requirements specified for my new use?

Off-street parking requirements are in Chapter 19.24 and are referenced throughout the commercial, mixed-use and industrial design sections. The code frequently requires a parking plan as part of discretionary review for new or expanded nonresidential uses. See Chapter 19.06 and the parking chapter. parking

Can I get an increased height or density in some zones?

Yes — some zones have bonus programs (for example CR-2 has a bonus-height program that allows heights up to 100 ft with public amenities). Any increase beyond base standards requires following the program and approval by the review authority. See Chapter 19.06 for the CR‑2 bonus-height provisions.

How are industrial cannabis businesses treated in the land-use tables?

Commercial cannabis activities are called out in the industrial use table (Table 08.01) and are permitted only where the table and Chapter 5.10 authorize them (and with City commercial cannabis permits). See § 19.08.020 and Chapter 5.10 for local cannabis regulation.

If a use was legal before a zone change, can it stay?

Potentially — the Development Code contains rules about legal nonconforming uses; for certain regulated activities (e.g., alcoholic beverage sales) the code has Deemed Approved or other special rules. Review the Nonconforming Uses chapter and the specific provisions for the activity; if in doubt, verify with the City.

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