Local zoning · San Bernardino

San Bernardino — Overlay Districts

Overlay Districts under the San Bernardino local zoning and planning code, with the controlling citations.

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Last reviewed: July 3, 2026

Overview

Overlay districts in San Bernardino are special zoning layers applied on top of base zones to address site-specific constraints or policy goals (for example, transit, freeway visibility, hillside protection, and airport safety). These overlays modify or add to the underlying zone's rules for uses, development standards, and approvals; they are mapped on the City’s Official Zoning Map and implemented through the Development Code. For an index of base-zone and overlay names see § 19.02.060.

Note: this page stays strictly to what the San Bernardino Development Code (Title 19 / Development Code) provides for overlays — verify parcel-specific boundaries with the Community Development Department.

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District-by-district breakdown

Below are the overlay districts expressly created in San Bernardino’s Development Code (Title 19). Each district subsection states the Code purpose and where available the typical permitted uses, key dimensional or program standards, and where the overlay applies. Every listed requirement is grounded in the Code and the controlling § is shown.

Transit Overlay District (TD)

  • Purpose: The Transit Overlay (TD) is intended to implement transit-oriented development principles and encourage a compact, walkable mix of office, retail, entertainment, residential, and public/open-space uses around station areas. § 19.19‑A.010.
  • Typical permitted uses: When the TD overlays a commercial base zone, permitted and conditionally permitted uses generally follow the underlying commercial zone, with a list of allowed transit-supporting uses (e.g., convenience stores, dry cleaners, educational services, mixed‑use with residential, mobile vendors, neighborhood grocery, parking structures) and expressly prohibited auto‑oriented uses (e.g., auto repair/parts). § 19.19‑A.060.
  • Key dimensional/character standards:
    • Building form and placement tables and minimum transparency/ground-floor ceiling heights are specified for station-area types (e.g., 50–80% frontage build-out, ground-floor transparency targets of 50–75% in many station types, 15 ft minimum ground-floor heights for commercial fronts). See § 19.19‑A.050 to § 19.19‑A.060 (and Tables 19‑A.01 / 19‑A.02). § 19.19‑A.050–.090.
  • Parking: The TD contains its own parking standards (including on‑site required parking tables and allowances for parking structures); see § 19.19‑A.080 and Table 19‑A.02. Link: first mention of parking above goes to the City’s San Bernardino Parking page.
  • Where it applies: Boundaries are station‑area specific (multiple station area maps are part of the TD chapter) and may be expanded within a half‑mile of transit stations by Director action. § 19.19‑A.

Practical note: if your parcel is within a TD area, expect stricter façade/build‑to and ground-floor activation rules than the base zone; the TD controls where it conflicts with the base zone. § 19.19‑A.

Adaptive Reuse Overlay (AR)

  • Purpose: The Adaptive Reuse Overlay (AR) encourages conversion of underutilized office/commercial buildings (pre‑1991) to residential to preserve historic/architectural fabric and add housing near downtown/office districts. § 19.19‑B.010.
  • Applicability: The AR applies to a defined flag-shaped area within the Commercial Office (CO) Zone (specific boundary described in § 19.19‑B.020). § 19.19‑B.020.
  • Typical permitted uses: Conversion to residential units from qualifying office/commercial buildings, mixed‑use retention of commercial where applicable; demolition to build new residential is expressly prohibited in the AR area. § 19.19‑B.030 (1–3).
  • Key standards:
    • Minimum unit size: 500 sq ft per unit. § 19.19‑B.040(1).
    • Parking: 1 parking space per unit + 1 guest space per five units; tandem parking allowed; mixed commercial components must retain 1 space per 1,000 sq ft for the commercial portion. § 19.19‑B.040(4).
    • Open space: Minimum 10% of building square footage as indoor/outdoor recreational open space. § 19.19‑B.040(3).
    • Conversions require a Development Permit approved by Mayor & Council; life‑safety compliance is required by the Building Official and Fire District. § 19.19‑B.030(5–7).
  • Where it applies: CO zone parcels inside the defined AR boundary (see § 19.19‑B.020). § 19.19‑B.020.

Practical note: the AR allows exceeding some base‑zone density and placement standards for conversions, but only where the AR chapter criteria and Council approval are satisfied. § 19.19‑B.030(3–5).

Main Street Overlay (MS)

  • Purpose: The Main Street Overlay (MS) applies to the downtown core to preserve and enhance historic downtown form, pedestrian activity, and high design quality. § 19.19.010.
  • Permitted uses: Uses follow the underlying base zone; the MS applies additional standards and design guidelines to those uses. § 19.19.030.
  • Key standards:
    • Setbacks / Build‑to: First two floors must be built to the property line (or incorporate a hardscaped plaza up to 50% of the face); pedestal buildings prohibited; corner features and minimum corner setback provisions apply (corner setback 10 ft where plazas are appropriate). § 19.19.040 (1A–E).
    • Parking orientation: Parking must be to the rear; parking between front property line and storefront is prohibited. § 19.19.040 (2A–C).
    • Storefront transparency: Minimum storefront transparency and limits on reflective glass; storefronts encouraged to be 60%+ transparent, upper story 35% minimum transparency standards. § 19.19.040 (5A).
    • Streetscape/street improvement fees may apply for large rehabilitation projects; design guidelines (Main Street Design Guidelines Manual) must be consulted. § 19.19.020–.040.
  • Where it applies: A defined downtown polygon given in § 19.19.020. § 19.19.020.

Practical note: the MS overlay prioritizes pedestrian design (see linked San Bernardino Design Review) and restricts typical suburban parking and setback patterns in favor of storefront activation.

Freeway Corridor Overlay (FC)

  • Purpose: The Freeway Corridor (FC) overlay sets special siting and design guidelines for non‑residential buildings within freeway viewsheds to reduce visual clutter and screen service areas from freeway travelers. § 19.14.010–.020.
  • Applicability: Applies to non‑residential zones within 500 ft of the freeway right‑of‑way (I‑10, I‑215, State Hwy 30 connections). § 19.14.020.
  • Key standards: Screening of service/loading/equipment areas with landscaping/architectural elements; underground utilities; refuse enclosures roofed/ screened if visible from freeway; limits on reflective glass and prohibitions on open exposed craneways; freeway sign rules. § 19.14.030; see also signage rules in § 19.14.
  • Where it applies: Any parcel wholly or partially within the 500‑foot freeway buffer for non‑residential uses; in case of conflict the more restrictive of base zone and FC applies. § 19.14.020–.030.

Practical note: projects along freeway frontage should expect screening, signage, and utility undergrounding requirements and should consult the FC chapter early. § 19.14.030.

Airport Overlay Districts (A: AD‑I through AD‑V)

  • Purpose: Protect public health and safety in the vicinity of airports by minimizing crash and noise exposure and ensuring compatibility with airport operations. § 19.12.010.
  • Districts and applicability: Five Airport Districts (AD‑I through AD‑V) are mapped as overlays; districts are defined by runway/contour criteria and noise contours. § 19.12.030.
  • Typical permitted uses and limitations:
    • AD‑I and AD‑II are the most restrictive: many human‑occupancy uses are prohibited in AD‑I/II; a Development Permit is required for development in AD‑I/II (except limited agricultural structures under 20 ft). § 19.12.040 (1–2).
  • Key dimensional standards (AD‑I example):
    • Minimum lot net area: 35,000 sq ft; maximum height: 30 ft; front yard: 50 ft, side/rear yards: 20 ft; parking and signs follow other chapters. § 19.12.040 (A–D).
  • Where it applies: Boundaries mapped and available in the Official Land Use/Zoning maps; see § 19.12.030–.040.

Practical note: AD districts frequently require aviation‑compatibility findings and stricter yard/height/parking rules; uses that attract birds or emit glare/air contaminants are restricted. § 19.12.040.

Flood Plain Overlay (FP)

  • Purpose & Administration: The Flood Plain (FP) overlay regulates development in flood hazard areas and establishes variance and notice requirements (e.g., flood‑related variance notices recorded against title). See § 19.16 for floodplain variance requirements and flood‑related development review. § 19.16.
  • Practical note: Variances in FP carry insurance and disclosure consequences; see the variance and recordation rules within § 19.16.

Hillside Management Overlay (HM)

  • Purpose: The Hillside Management Overlay (HM) protects hillside character and natural resources while allowing low‑density residential development appropriate to slopes. § 19.17.010.
  • Key standards: Flexible setback and height rules tied to slope categories, limits on mass grading, transfer of density options between slope categories, special street and ingress/egress standards, and design/guideline provisions. See § 19.17.020–.090 for policies, density transfers, setbacks, and streets. § 19.17.020–.090.
  • Practical note: HM commonly requires environmental studies and custom setback/height determination on a per‑project basis; density transfers are possible but constrained by the Code. § 19.17.

Foothill Fire Zones Overlay (FF)

  • Purpose: FF mitigates wildfire risk through development standards for areas subject to foothill fire hazard. § 19.15.010.
  • Practical note: FF establishes vegetation, access, and defensible‑space expectations that modify building siting and permit findings. § 19.15.

Emergency Shelter Overlay (ESO)

  • Purpose & applicability: The Emergency Shelter Overlay (19.10‑E) designates areas within CR‑2, CH, IL, and OIP zones where emergency shelters are permitted with ministerial Administrative Development Permit (to comply with state law permitting shelters). § 19.10‑E.010–.020.
  • Key standards: Off‑street parking for shelters is 1 space per employee, waiting areas to prevent sidewalk queuing, on‑site management during hours of operation, bed limits consistent with Building/Fire Codes, and minimum spacing between shelters (not less than 300 feet apart). § 19.10‑E.040(A)(1–5).

Historic Preservation Overlay (HP)

  • Status: The Historic Preservation Overlay (HP) is listed among City overlays in the index but the Historic Preservation chapter (19.18) in the Development Code is expressly marked Intentionally Blank / reserved in the retrieved materials. § 19.18 (Intentionally Blank). Not found: programmatic standards in the retrieved materials. § 19.18.

Practical note: because § 19.18 is reserved in the copy provided, do not assume codified HP standards exist — verify with Community Development for local historic ordinances or separate historic preservation code entries. Verify with the jurisdiction.

Quick reference table — selected decision‑relevant overlay standards

Overlay District Decision‑relevant standards / permitted use highlights Code Reference
Transit Overlay (TD) Pedestrian‑oriented building form, 50–80% build‑to frontage targets by station type; 50–75% ground‑floor transparency targets; lists permitted/prohibited commercial uses; on‑site parking tables. § 19.19‑A.010, .050–.090
Adaptive Reuse (AR) Only pre‑1991 structures; min unit size 500 sq ft; 1 parking space/unit + 1 guest /5 units; 10% open space; Council Development Permit required. § 19.19‑B.010–.040
Main Street (MS) First two floors at property line or hardscaped plaza (≤50%); parking prohibited between storefront and property line; storefront transparency 60% target; pedestrian plaza specs. § 19.19.010–.040
Freeway Corridor (FC) Applies 500 ft from freeway edge for non‑residential parcels; screen service/loading areas, underground utilities, controlled freeway signage. § 19.14.010–.030
Airport (AD‑I) Restrictive uses in clear/accident/noise zones; min lot 35,000 sq ft, max height 30 ft, yards front 50 ft / side & rear 20 ft; Development Permit required for AD‑I/II. § 19.12.010, .030–.040
Emergency Shelter Overlay (ESO) Shelters permitted ministerially in mapped CR‑2/CH/IL/OIP areas; parking: 1 space per employee; waiting area and on‑site manager required; 300‑ft spacing min. § 19.10‑E.010–.040
Hillside Management (HM) Low‑density, slope‑based standards, transfer of density provisions, site‑specific setbacks and height rules, two‑route ingress/egress. § 19.17.010–.090
Flood Plain (FP) Flood variance process, recordation/notice requirements for flood variances and flood‑hazard construction. § 19.16
Historic Preservation (HP) Chapter reserved/Intentionally Blank in retrieved materials — local HP standards not present here. § 19.18 (Intentionally Blank)

Checklist

  • Confirm parcel is mapped inside the overlay(s) on the Official Zoning Map (verify with Community Development). § 19.02.060.
  • Identify the underlying base zone and list of uses; compare overlay‑specific permitted/prohibited uses (TD, AR, MS, AD‑I/II, FC, etc.). § 19.19‑A.060; § 19.19‑B.030; § 19.12.040; § 19.14.020.
  • Check overlay development standards (setbacks/build‑to, transparency, heights, open space, parking). Link: San Bernardino Development Standards. § 19.19‑A; § 19.19‑B.040; § 19.19‑MS.040.
  • Determine discretionary approvals required (e.g., Development Permit to Council for AR conversions, Development Permit/Administrative permit for ESO, possible Design Review) and prepare the applicable application. § 19.19‑B.030(5); § 19.10‑E.020.
  • Confirm life‑safety and fire code compliance with the Building Official and County Fire District for conversions and new construction (AR, AD overlays). Link: California Building Standards Code. § 19.19‑B.030(7); § 19.12.040(A).
  • For projects near freeways or airports, prepare screening/landscaping, and signage plans consistent with FC / AD rules. § 19.14.030; § 19.12.040.

Risks & Ambiguities

Issue Why it matters What to verify
Overlay boundary uncertainty Overlay rules apply only inside mapped boundaries; a small mapping difference can change applicable standards. Verify Official Zoning Map & legal description with Community Development; Director has authority to interpret boundaries. § 19.02.060.
Historic Preservation (HP) — reserved chapter Chapter 19.18 is Intentionally Blank in retrieved materials — no standards present here. Confirm whether historic regulations exist elsewhere (municipal code, separate HPC ordinance) or pending adoption. § 19.18.
Conflicts between overlay and base zone Overlays often say their requirement governs where they conflict with base‑zone rules — this determines which standard controls. Compare the overlay provision and the base‑zone provision; overlay often prevails (see TD and FC statements). § 19.19‑A; § 19.14.
Life/safety and building code compliance for conversions AR conversions must meet Building and Fire requirements — may trigger substantial upgrade obligations beyond zoning. Confirm building/fire upgrade scope with Building Official and San Bernardino County Consolidated Fire District; Code reference in AR chapter. § 19.19‑B.030(7).
Parcel‑specific development standards (setbacks, slope rules in HM) HM standards frequently require site‑specific study; numeric standards may be procedural rather than fixed. Obtain slope/density tables & applicable environmental studies; verify density transfer rules. § 19.17.

Plain-English Summary

If your property sits inside one of San Bernardino’s overlays (for example Transit (TD), Adaptive Reuse (AR), Main Street (MS), Freeway Corridor (FC), Airport (AD‑I–V), Hillside (HM), Flood Plain (FP), or the Emergency Shelter Overlay), the overlay will add or change land‑use and design rules on top of the base zone: expect special build‑to/setback, parking, storefront transparency, screening, or safety rules and specific permitting paths; always check the mapped overlay boundary and the precise code section that applies to your parcel. Verify design, parking, and life‑safety obligations early with Community Development and relevant departments. § 19.02.060; § 19.19‑A; § 19.19‑B; § 19.19 (MS); § 19.14; § 19.12.

Source References

  • § 19.02.060 — Establishment of zones and overlay list (index of overlays).
  • § 19.19‑A.010; 19.19‑A.050–.090 — Transit Overlay District (purpose, building form, parking, permitted uses).
  • § 19.19‑B.010–.040 — Adaptive Reuse Overlay (purpose, applicability, unit size, parking, open space, permit).
  • § 19.19.010–.040 — Main Street Overlay (purpose, applicability, build‑to/setback, parking orientation, transparency).
  • § 19.14.010–.030 — Freeway Corridor Overlay (purpose, 500‑ft applicability, screening).
  • § 19.12.010; 19.12.030–.040 — Airport Overlay Districts (AD‑I to AD‑V purpose, AD‑I dimensional standards, development permit findings).
  • § 19.17.010–.090 — Hillside Management Overlay (purpose; slope/density and site standards).
  • § 19.16 — Flood Plain Overlay (variance and notice provisions).
  • § 19.10‑E.010–.040 — Emergency Shelter Overlay (purpose, ministerial permitting & parking/staffing standards).
  • § 19.18 — Historic Preservation Overlay (chapter present but Intentionally Blank in retrieved materials).

Sources

Retrieved passages

  • San Bernardino Zoning Code (Section 65000) High relevance
  • San Bernardino Zoning Code (Chapter 19.62) Medium relevance
  • San Bernardino Zoning Code (section shall) Medium relevance
  • San Bernardino Zoning Code (title of) Medium relevance
  • San Bernardino Zoning Code (Chapter are) Medium relevance
  • San Bernardino Zoning Code Medium relevance
  • San Bernardino Zoning Code (CHAPTER 19.19-B) Medium relevance
  • San Bernardino Zoning Code Medium relevance
  • San Bernardino Zoning Code (CHAPTER 19.19) High relevance
  • San Bernardino Zoning Code (Chapter 19.10) High relevance
  • San Bernardino Zoning Code (Section apply) High relevance
  • San Bernardino Zoning Code (section may) High relevance
  • San Bernardino Zoning Code (Chapter 19.24) High relevance
  • San Bernardino Zoning Code Medium relevance
  • San Bernardino Zoning Code (Chapter 19.28.) Medium relevance
  • CBC § 19.19 (section 19.19-B.020.) Medium relevance

Cited sections

Frequently asked questions

What overlays might affect a downtown San Bernardino site?

Downtown parcels commonly fall in the Main Street Overlay (MS) and parts of the Transit Overlay (TD); MS prescribes storefront build‑to, transparency and pedestrian plaza rules while TD adds transit‑oriented mix, building form, and parking tables. See § 19.19 (MS) and § 19.19‑A (TD).

If my building is in the Adaptive Reuse Overlay, how many parking spaces are required?

The Adaptive Reuse Overlay requires one (1) parking space per residential unit plus one (1) guest space per five (5) units; tandem parking is allowed and mixed commercial components have separate ratios (1 per 1,000 sq ft). § 19.19‑B.040(4).

Do overlays like the Freeway Corridor change setback requirements?

Yes — the Freeway Corridor (FC) overlay adds design and siting rules for non‑residential parcels within 500 ft of the freeway (screening of service areas, undergrounding utilities, and signage rules). Where overlays conflict with the base zone, overlay provisions often govern. § 19.14.020–.030.

Can I convert an office building to apartments in the AR area if it was built after 1991?

No — the Adaptive Reuse rules apply only to structures constructed prior to 1991 in the AR boundary; demolition to build new residential is prohibited within the AR district. § 19.19‑B.020–.030(1–3).

What height and yard rules apply in the Airport Overlay AD‑I zone?

In AD‑I, the Code sets maximum structure height at 30 ft, minimum net lot area 35,000 sq ft, front yard 50 ft, and side/rear yards 20 ft; AD‑I/II also require a Development Permit for most development. § 19.12.040 (A–D).

Are emergency shelters allowed everywhere in the City?

No — the Emergency Shelter Overlay (19.10‑E) designates specific areas in CR‑2, CH, IL, and OIP where shelters are allowed with an Administrative Development Permit; these areas are mapped and not universal. § 19.10‑E.010–.020.

Does the Main Street Overlay allow parking between a storefront and the sidewalk?

No — the Main Street Overlay specifically prohibits locating parking between the front property line and the primary building storefront/entry; parking is oriented to the rear. § 19.19.040(2A–B).

Where do I find the official overlay boundaries for my parcel?

Overlay boundaries are shown on the City’s Official Zoning Map (on file with the City Clerk) and must be confirmed with Community Development; rules for resolving uncertain boundaries are in § 19.02.060(3–4).

Is there an active Historic Preservation overlay program in the Code?

The Historic Preservation chapter is present as Chapter 19.18 but is marked Intentionally Blank in the retrieved Development Code; there are no programmatic HP standards in this copy — verify with Community Development for separate historic rules or local landmark ordinances. § 19.18 (Intentionally Blank).

Will an overlay ever allow me to exceed base‑zone density or building size?

Some overlays (for example the Adaptive Reuse Overlay) explicitly allow exceeding base zone maximums for conversions when AR criteria are met and no addition exceeds the approved maxima; these exceptions require strict compliance with the overlay chapter and approval paths (e.g., Council Development Permit). § 19.19‑B.030(3–5). ---

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