San Bernardino — Nonconforming Uses

Last reviewed: July 3, 2026

Overview

This page summarizes what the City of San Bernardino Development Code (Title 19) says about nonconforming uses, nonconforming structures, and nonconforming lots. The controlling rules live in § 19.62 (Nonconforming Structures and Uses) and the related zone and design chapters that describe where the nonconforming conditions appear (residential, commercial, industrial, and overlay districts). Use this as a local-code reference — for parcel-specific determinations, Verify with the jurisdiction.

(Links: see the first occurrences below to jump to related local pages: San Bernardino zoning & planning overview, San Bernardino Development Standards, San Bernardino Parking, San Bernardino Design Review, San Bernardino Overlay Districts, San Bernardino ADUs, California Building Standards Code.)

What the Code Requires (core rules)

• A nonconforming use is any use that was lawful before the current Development Code but is no longer permitted where it sits. The rules governing continuance, expansion, abandonment, and permitted repairs are in § 19.62.010–.050.
• Change of ownership, tenancy, or management by itself does not terminate legal nonconforming status provided the use and intensity do not change. § 19.62.030(1).
• Discontinuance rule: if a nonconforming use is discontinued for 12 or more consecutive calendar months, it loses legal nonconforming status and must conform to the Code thereafter. § 19.62.030(2).
• For parts of larger commercial/industrial centers, the center cannot have been vacant for 36 or more calendar months to allow replacement by another similar nonconforming use; specific findings are required. § 19.62.030(6)(C).
• Minor expansions/changes to a legal nonconforming use or building are allowed only with a Development Permit and only where the Director/decision-maker finds the change is minimal, not materially detrimental, and necessary for reasonable operation — and that the use has not been discontinued for 36 months. § 19.62.030(7).
• Nonconforming structures may be maintained and modestly repaired. But if a legal nonconforming structure is damaged to an extent of one-half (1/2) or more of its replacement cost, restoration is allowed only if the rebuilt structure is made to conform to the Development Code (with an exception: residential structures destroyed by catastrophe in residential zones may be reconstructed to original size/placement/density if reconstruction begins within 2 years). § 19.62.020(1).
• Repair limits for commercial/industrial nonconforming buildings: interior nonstructural repairs may be done provided the cost does not exceed 1/2 of replacement cost of the structure over any consecutive 5-year period; replacement cost is determined by the Director. § 19.62.020(3)–(5).
• When a nonconforming use is converted to a conforming use, the original nonconforming use may not be resumed. § 19.62.030(4).
• The Code disallows establishing a new nonconforming use in place of a different nonconforming use, with limited exceptions for similar uses in centers per § 19.62.030(6).
• Reuse of nonconforming commercial/industrial sites triggers upgrades: minimum 15% parking-lot landscaping, possible up to 25% parking reduction for new uses at Director’s discretion, screening of equipment, refuse enclosure, and removal of nonconforming chain-link fencing prior to commercial re-occupancy. § 19.62.020(8)(A)–(I).
• If a nonconforming structure or use is “no longer permitted pursuant to this Chapter,” no structure permits or new Certificate of Occupancy may be issued to continue, alter, or expand it; illegal nonconforming uses must be removed immediately per enforcement provisions. § 19.62.040–.050.

District-by-district breakdown (where nonconformities commonly appear)

Below are districts in San Bernardino's Development Code that commonly host nonconforming conditions. For each district I summarize the district purpose from the Code, typical uses (from the allowed-use chapters), the key dimensional standards in the Code table, and where that district applies in practice.

Note: the Development Code contains numeric standards tables under each district chapter; if you need an exact parcel-level standard, Verify with the jurisdiction (planning counter).

RS – Residential Suburban (chapter § 19.04, Residential Zones)

• Purpose: lower-density suburban residential development with larger lot sizes and property standards appropriate for single-family residences. § 19.04 includes RS standards and specific PRD and lot rules.
• Typical permitted uses: single-family dwellings, accessory structures, regulated accessory dwelling units (ADUs) (see § 19.04, ADU subsection).
• Key dimensional standards (Code table summary): Maximum lot coverage ~35%, typical front/side/rear setbacks scaled to the RS category (see the Code table in § 19.04). The table and footnotes clarify exceptions for lots of record and special cases. § 19.04 (table and notes).
• Where it applies: suburban neighborhoods and low-density hillside pockets. If a residential structure in RS becomes nonconforming (for example build-to lines change after rezoning), § 19.62 controls repair, reconstruction after damage, and abandonment.

R-1 – Single-Family Residential (chapter § 19.04)

• Purpose: conventional single-family lots and modest infill where the Code supports detached homes. § 19.04.
• Typical permitted uses: single-family dwellings, ADUs in compliance with the ADU rules, home occupations subject to standards. § 19.04 (P. Accessory Dwelling Units).
• Key dimensional standards: building coverage ~35%, typical height limits and setbacks given in the residential standards table. For nonconforming residential structures damaged >1/2 replacement cost, reconstruction must conform to Code (except the catastrophe reconstruction allowance for residential zones) — see § 19.62.020(1).

R-3 / Multi‑Family Residential (chapter § 19.04)

• Purpose: medium- to higher-density housing; allows attached units and multi-family development where permitted. § 19.04.
• Typical permitted uses: duplexes, apartments, senior housing (subject to conditions), and accessory uses; ADU/JADU rules interact with multi‑family provisions in limited ways (see ADU references). § 19.04 and ADU subsection.
• Key dimensional standards: higher permissible densities and different lot coverage and height limits compared with R-1; nonconforming multi‑family buildings are subject to § 19.62 maintenance and repair rules (cost limits; discontinuance rules). § 19.62.020–.030.

CH / Commercial Highway (commercial categories) (chapter § 19.06, Commercial Zones)

• Purpose: auto-oriented and highway-serving commercial uses along arterial corridors; commercial district standards and special use rules in § 19.06.
• Typical permitted uses: retail, service stations, larger-format retail, and certain commercial services (district tables list uses and discretionary approvals). § 19.06.
• Key dimensional/operational standards when reusing nonconforming commercial sites: parking-lot landscaping minimum 15%, screening, refuse enclosures, and prohibition on removing required parking to meet landscape requirements; new use may qualify for up to 25% reduction in required parking at the Director's discretion. § 19.62.020(8)(A)–(D).

Industrial – OIP, IL, IH, IE (chapter § 19.08)

• Purpose: provide locations for light manufacturing, industrial processing, research, and related support uses. § 19.08.
• Typical permitted uses: varied industrial activities (testing labs, manufacturing, warehousing) with use tables listing conditional vs. allowed uses. § 19.08.
• Key nonconforming guidance: nonconforming industrial uses inside centers may be swapped for similar nonconforming uses per § 19.62.030(6) provided the 36‑month center‑vacancy finding and compatibility findings are met. Reuse of nonconforming industrial sites must comply with the reuse provisions in § 19.62.020(8) (landscaping, screening, parking rules).

Transit Overlay District (TD) – § 19.19‑A (Transit Overlay Zone)

• Purpose: higher-intensity, mixed‑use development near transit stations; the overlay expressly states that legally established structures and uses that do not conform to the TD's new standards are deemed legal nonconforming and that repair/renovation/minor expansion follow Chapter 19.62. § 19.19‑A.040(C) and related subsections.

Quick decision table (most decision‑relevant standards / uses)

Checklist — what an applicant (owner/operator) must satisfy to maintain or change a legal nonconforming use/structure

• Confirm legal nonconforming status (document prior lawful use before the Code change) — see § 19.62.030.
• Confirm the use has not been discontinued for 12 consecutive months (or 36 months for centers per the center rules) — § 19.62.030(2) and (6)(C).
• If proposing any expansion/change, prepare a Development Permit application demonstrating the expansion is minimal, non‑detrimental, and needed for operation — § 19.62.030(7).
• For commercial/industrial reuses: produce a site plan showing 15% parking-lot landscaping or a Director-approved reduction, refuse enclosure, screening for mechanical equipment, and parking counts (note potential 25% parking reduction request). § 19.62.020(8).
• For damaged structures, provide replacement‑cost documentation (Director determines replacement cost) and, if damage is ≥ 1/2, show how reconstruction will conform (or show catastrophe exception for residential reconstruction begun within 2 years). § 19.62.020(1), (5).
• Confirm whether a Design Review or other discretionary review is required for façade/building changes; if the site is in an overlay district (e.g., Transit Overlay), the overlay may require specific actions. See San Bernardino Design Review and San Bernardino Overlay Districts.

Risks & Ambiguities

Plain‑English summary

San Bernardino’s Development Code lets lawful existing uses and buildings that no longer meet current zoning remain in place under limited conditions — but if a use stops for 12 months it loses that protection, big rebuilds must meet current rules, and any change/expansion needs a permit and findings that the change is minimal and not harmful. The controlling rules are in § 19.62; reuse of commercial/industrial sites adds landscaping, screening, and parking conditions.

Source References

• San Bernardino Development Code — Chapter 19.62: Nonconforming Structures and Uses (purpose, structure rules, discontinuance, repair, expansion, enforcement): § 19.62.010–.050.
• San Bernardino Development Code — Residential Zones (Chapter § 19.04): tables and ADU subsection; residential dimensional standards and ADU effect provisions (P. Accessory Dwelling Units). § 19.04.
• San Bernardino Development Code — Commercial Zones (Chapter § 19.06): district purposes, Deemed‑Approved alcoholic beverage rules referenced in nonconforming context. § 19.06.
• San Bernardino Development Code — Industrial Zones (Chapter § 19.08): uses and where similar‑use exceptions for centers apply. § 19.08.
• San Bernardino Development Code — Transit Overlay District (§ 19.19‑A): overlay statement that legally established structures/uses not complying with TD standards are legal nonconforming and may be repaired per Chapter 19.62. § 19.19‑A.040(C).
• San Bernardino Development Code — Sign Regulations (Chapter § 19.22) and Nonconforming Sign provisions applying Chapter 19.62 rules for signs. § 19.22.
• San Bernardino Development Code — reuse/landscape/parking specifics for nonconforming commercial/industrial sites: § 19.62.020(8)(A)–(I).
• California ADU handbook (uploaded) — state ADU law clarifying limits on requiring correction of nonconforming zoning conditions for ADU approvals (useful cross‑reference with local ADU provisions).

Retrieved passages

• San Bernardino Zoning Code (Section 19.02.070) High relevance show source text
• San Bernardino Zoning Code (Section 19.28.030) High relevance show source text
• San Bernardino Zoning Code (CHAPTER 19.62) High relevance show source text
• San Bernardino Zoning Code (Section 19.28.030) High relevance show source text
• San Bernardino Zoning Code (Chapter is) High relevance show source text
• San Bernardino Zoning Code (Section 19.02.070) High relevance show source text
• San Bernardino Zoning Code Medium relevance show source text
• San Bernardino Zoning Code (SECTION II) Medium relevance show source text
• San Bernardino Zoning Code (Chapter shall) Medium relevance show source text
• San Bernardino Zoning Code (§ 66314) Medium relevance show source text

Cited sections

• San Bernardino Development Code — **Chapter 19.62: Nonconforming Structures and Uses** (purpose, structure rules, discontinuance, repair, expansion, enforcement): **§ 19.62.010–.050**. (Chapter 19.62)
• San Bernardino Development Code — **Residential Zones** (Chapter **§ 19.04**): tables and ADU subsection; residential dimensional standards and ADU effect provisions (P. Accessory Dwelling Units). **§ 19.04**. (§ 19.04)
• San Bernardino Development Code — **Commercial Zones** (Chapter **§ 19.06**): district purposes, Deemed‑Approved alcoholic beverage rules referenced in nonconforming context. **§ 19.06**. (§ 19.06)
• San Bernardino Development Code — **Industrial Zones** (Chapter **§ 19.08**): uses and where similar‑use exceptions for centers apply. **§ 19.08**. (§ 19.08)
• San Bernardino Development Code — **Transit Overlay District** (**§ 19.19‑A**): overlay statement that legally established structures/uses not complying with TD standards are legal nonconforming and may be repaired per **Chapter 19.62**. **§ 19.19‑A.040(C)**. (§ 19.19)
• San Bernardino Development Code — **Sign Regulations** (Chapter **§ 19.22**) and Nonconforming Sign provisions applying Chapter 19.62 rules for signs. **§ 19.22**. (§ 19.22)
• San Bernardino Development Code — reuse/landscape/parking specifics for nonconforming commercial/industrial sites: **§ 19.62.020(8)(A)–(I)**. (§ 19.62.020)
• California ADU handbook (uploaded) — state ADU law clarifying limits on requiring correction of nonconforming zoning conditions for ADU approvals (useful cross‑reference with local ADU provisions).
• SanBernardino_ZoningCode.md
• 2025 California ADU handbook.md

• Official San Bernardino code library