Local zoning · San Bruno

San Bruno — Development Standards

Q: What can I build on an R‑1 lot in San Bruno?

In R‑1 you are limited to single‑family residential uses and customary accessory uses; dimensional rules include 15 ft front setback, 5 ft interior side, 10 ft rear, and minimum lot areas ( 5,000 sq ft interior, 6,000 sq ft corner). Check § 12.200.030 for the full development regulations and substandard lot exceptions.

Q: What are San Bruno setback requirements for single‑family homes?

Setbacks for the single‑family districts are set in § 12.200.030 : Front: 15 ft (garage to sidewalk 20 ft ), Interior side: 5 ft , Street side (corner): 10 ft , and Rear: 10 ft . Substandard‑lot reductions and exceptions are included in that section.

Q: How is lot coverage and impervious surface limited in R‑1 / R‑2?

The code limits maximum impervious surface to 80% in R‑1 and 85% in R‑2 ; structure lot coverage and floor area are calculated per § 12.200.030 , with additional detail for accessory structures in Chapter 12.80 . Verify project calculations with those sections.

Q: What maximum height and FAR can I expect downtown (CBD / TOD)?

Mixed‑use districts provide different heights and FARs in Table 12.280‑2 : e.g., CBD max 55 ft , TOD districts up to 65–90 ft in specified subareas; FAR commonly 2.0 for parcels under 20,000 sq ft . See § 12.280.030 and Table 12.280‑2 for exact parcel‑ and subarea‑specific numbers.

Q: Do ADUs follow the same lot coverage and FAR limits as other buildings?

No — the ADU chapter contains waivers: development standards regarding lot coverage, FAR, impervious surface and minimum lot size may be waived to permit an ADU of typical maximums ( 800–1,200 sq ft depending on lot) with 4 ft side/rear setbacks and specified height limits. ADU applications are processed ministerially (60‑day rule) when complete. See § 12.90.050 and related ADU provisions. San Bruno ADUs .

Q: Do I need design review in San Bruno?

Many districts and project types (notably mixed‑use and Bayhill Specific Plan projects) require an architectural or design review permit per Chapter 12.108 ; Table 12.280‑2 explicitly requires architectural review in mixed‑use districts. Check the district rules for whether architectural review is triggered. San Bruno Design Review .

Q: Is there a citywide cap on building height in San Bruno?

Yes — an initiative measure summarized in § 12.26.020 contains requirements that can prevent permits for buildings exceeding 50 ft or three stories unless specific voter approval or other conditions apply. This interacts with district height rules; verify applicability early in project planning.

Q: Where are Bayhill greenway and Bayhill standards written?

Bayhill rules (setbacks, greenway widths, maximum lot coverage, building length and separation) are in § 12.290.060 and Table 12.290‑3 of the Bayhill Specific Plan overlay; greenway figure references (Figure 3‑1/3‑2b) are used for exact mapping. Obtain the full Bayhill Specific Plan figures for precise design work.

Q: How does the city measure FAR and what is excluded?

FAR is measured as gross floor area divided by lot area per § 12.80.224 . Certain building elements (below‑grade mechanical rooms, parking structures, driveways, and some open usable space) are excluded from floor area under district(s) that list exclusions; consult the FAR definition and the district rules for any exemptions.

Q: Can I reduce required setbacks for porches, balconies or eaves?

Yes — the code lists exceptions: certain architectural projections, porches, decks and outside stairways may encroach to limited extents (e.g., not closer than 3 ft from side lot line and not more than 6 ft into required front/rear yards) per § 12.84.170 .

Development Standards under the San Bruno local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes what the San Bruno Municipal Code requires about development standards (setbacks, height, lot coverage, density/FAR, building placement, and accessory structure rules) under Title 12 (Land Use / Zoning). It is focused on the text and tables in the City’s zoning chapters and the Bayhill specific plan overlay; always verify parcel‑specific conditions with the Community Development Department. The city’s district map and base rules are established in Chapter 12.96 (district list) and the specific regulations discussed below.

(First linked topics used inline below: San Bruno Zoning, setbacks/land use, parking, design review, overlays, ADUs, and Title 24.)

Key cross-links (first use in text)

The overall municipal zoning framework is in San Bruno Zoning.
Typical discussion of setbacks and land-use rules appears under San Bruno Land Use.
Parking rules that interact with development standards are discussed under San Bruno Parking.
Projects subject to architectural review are covered at San Bruno Design Review.
Special overlay rules (for example Bayhill) are tracked under San Bruno Overlay Districts.
Accessory dwelling unit specifics and waivers are at San Bruno ADUs.
Structural and life‑safety permits are governed by the California Building Standards Code (Title 24) — see local § references for zoning-only standards where noted.

How this page is organized

District-by-district summaries (purpose, typical uses, key dimensional rules where present in the code).
Consolidated decision table for quick reference.
Practical checklist, risks & ambiguities, plain-English summary.
Source references (ordinance § citations and retrieved file markers).

District-by-district development standards

The code establishes many base districts (see Chapter 12.96). The most decision-relevant districts and overlays with explicit dimensional rules in the retrieved materials are summarized below. For every item the controlling ordinance paragraph is cited; do not rely on this page instead of reading the ordinance for formal application.

R-1 — Single‑family residential district

Purpose / typical uses: Detached single‑family homes and accessory uses consistent with low-density residential character. See Chapter 12.96 for classification.
Key dimensional standards (development regs): Minimum site area — 5,000 sq ft interior lots, 6,000 sq ft corner lots; Front setback 15 ft (garage setback to sidewalk 20 ft); Interior side setback 5 ft; Street‑side setback (corner) 10 ft; Rear setback 10 ft; maximum impervious surface 80%; maximum lot coverage by structures varies but is limited (see formula in § 12.200.030) — see § 12.200.030 for detail.
Where it applies: Predominantly single‑family neighborhoods across the city; consult the zoning map. Verify R‑1 boundary via the City zoning map.

R-2 — Low‑density residential district

Purpose / typical uses: Two‑unit and small multi‑unit residential development in lower-density locations.
Key dimensional standards: Minimum lot area per dwelling unit (R‑2) 2,900 sq ft; Minimum lot width 50 ft (corner lots 60 ft); Setbacks: front 15 ft, interior side 5 ft (reduction possible for substandard lots but not less than 3 ft), street side 10 ft, rear 10 ft; maximum impervious surface 85%; maximum coverage by structures rules differ from R‑1 — see § 12.200.030. FAR and permitted floor area use the adjusted‑lot‑size and slope charts referenced in § 12.200.030.

Practical note: R‑1/R‑2 lots on substandard parcels have special allowances and adjusted coverage rules; see the substandard‑lot rules in the zoning article.

CBD, TOD‑S, TOD‑1, TOD‑2, MX‑R — Central business / transit/mixed‑use districts

Purpose / typical uses: Downtown commercial, transit‑oriented mixed use, higher intensity residential and commercial uses. See § 12.280.030 and Table 12.280‑2 for granular requirements.
Key dimensional standards (high‑level):
- Maximum height: varies by district — CBD up to 55 ft (generally 4 stories); TOD‑S up to 65 ft / 90 ft in specified subareas; TOD‑1 and TOD‑2 generally 65–70 ft depending on subarea; MX‑R max 50 ft. See Table 12.280‑2 and associated notes.
- Maximum FAR: typical baseline 2.0 for parcels under 20,000 sq ft; larger parcels and residential vs. nonresidential distinctions are shown in the table (residential density limits such as 40 du/acre for MX‑R in some cases).
- Setbacks: front/stepback/street‑side rules vary by district and frontage; stepbacks above specific stories/corridor streets are required (e.g., 15 ft stepbacks above 3rd/4th story in several TOD districts).
Where it applies: Downtown core and parcels adjacent to transit corridors (see zoning map and § 12.280.030).

Practical note: an architectural review permit is required for projects in the mixed‑use districts per Chapter 12.108 (design review link).

Bayhill Specific Plan / Bayhill overlay districts — BRO, BNC, BR, BMU

Purpose / typical uses: Implements the Bayhill Specific Plan for the Bayhill neighborhood (office, neighborhood commercial, residential overlay, and mixed‑use overlay). The plan contains its own development standards table and public‑realm requirements. See § 12.290.060 and Table 12.290‑3.
Key dimensional standards (high‑level excerpts):
- Minimum lot sizes: BRO — 35,000 sq ft; BNC/BMU — 25,000 sq ft; BR — 1 acre (see table). Maximum lot coverage: commercial/retail up to 80%, office up to 70% for certain uses. Setbacks: street frontages commonly 10 ft minimum with 30 ft average on many named streets; interior side/rear setbacks often 10 ft (residential rear 20 ft in some cases). Building length, separation, and greenway widths are all specified. See Table 12.290‑3.
Transfer of development rights / FAR cap: Transfers that increase development on a receiving parcel must not exceed 2.0 FAR in some Bayhill transfer rules; transfers require findings and public benefit. See § 12.290.060 (transfer provisions).
Where it applies: Bayhill area — consult the Bayhill Specific Plan maps and the overlay chapter. San Bruno Overlay Districts.

M‑1, A‑R, O, U and other non‑residential districts

Purpose / typical uses: Industrial, administrative/research, open space, and unclassified holdings; each district has its own uses list and performance/coverage rules in the municipal code (see Chapter 12.96). Specific lot coverage and set‑back allowances for substandard lots in industrial districts are indicated in the code.

Special / cross-cutting standards

Floor Area Ratio (FAR): Defined in § 12.80.224 as gross floor area divided by lot area. FAR rules and what is excluded or included for different uses are detailed in Chapter 12.80 and referenced in district development sections; e.g., Bayhill and mixed‑use districts list maximum FAR values and exemptions.
Accessory structures and ADU rules: Accessory structures in residential districts have distinct setback/height/coverage limits (see § 12.80.xxx and Chapter 12.90). Accessory Dwelling Units (ADUs) have specific waivers: lot coverage, FAR, impervious surface, and minimum lot size waivers to permit an ADU up to 800–1,200 sq ft depending on lot size, with minimum 4 ft side and rear setbacks and a detached ADU height limited to 16–18 ft in many cases; parking requirements are modified for ADUs (one additional space generally, but many exemptions apply). See § 12.90.050 through § 12.90.060 for rules and ministerial processing. San Bruno ADUs.
Fences, hedges, walls: Residential fences in required front yards are limited to 3 ft height; elsewhere generally limited to 6 ft (8 ft with lattice under conditions). Measurement rules and corner‑clearance specifics are in § 12.84.150.
Exceptions to height and setback limits: Architectural features, porches, decks, eaves and similar features have limited encroachment exceptions; flagpoles, antennae, and similar features can exceed district height (subject to permit) — see § 12.84.160 and § 12.84.170.
Initiative / voter‑approval height limits: An older initiative (Ordinance 1284 codified at § 12.26.020) restricts issuance of permits for buildings exceeding 50 ft or three stories without voter approval; this interacts with district height rules and must be considered for high‑rise projects. Verify current applicability for specific proposals.
Design review / architectural review: Many higher‑intensity districts and all mixed‑use districts require an architectural review permit per Chapter 12.108; Table 12.280‑2 references this requirement for mixed‑use forms. See San Bruno Design Review.
Parking interactions: Parking dimensions and whether additional parking is required (notably for ADUs) are set by the parking chapter and ADU chapter; ADU parking can be waived in many circumstances (transit proximity, historic district, existing unit conversions, etc.). See § 12.90.050(9) and the parking standards. San Bruno Parking.

Quick reference table — Decision‑relevant standards

District / Topic	Key standards (decision focus)	Code reference
R‑1	Min site area 5,000 sf (interior) / Front setback 15 ft / Interior side 5 ft / Rear 10 ft / Impervious 80%	§ 12.200.030
R‑2	Min lot area/unit 2,900 sf / Setbacks same as R‑1 with reductions for substandard lots / Impervious 85%	§ 12.200.030
CBD / TOD / MX‑R	Max height typically 50–70 ft depending on subdistrict; Max FAR commonly 2.0 for <20,000 sf parcels; stepbacks above 3rd/4th story.	Table 12.280‑2 / § 12.280.030
Bayhill: BRO / BNC / BR / BMU	Min lot sizes 25k–35k / Setbacks front 10 ft min/30 ft average on major frontages / Lot coverage commercial up to 80%; greenway widths 30–60 ft (design rules).	Table 12.290‑3 / § 12.290.060
ADUs (attached/detached/JADUs)	Development‑standards waivers to allow ADU up to 800–1,200 sf depending on lot; detached ADU height 16–18 ft; 4 ft side/rear setbacks; ministerial approval within 60 days for complete ADU apps. See many parking exemptions.	§ 12.90.050–060
Fences / exceptions	Residential front yard fence max 3 ft; side/rear 6 ft (8 ft with lattice); architectural projections and porch encroachments limited (see exceptions).	§§ 12.84.150, 12.84.170
FAR definition	FAR = gross floor area / lot area; see exclusions and special rules for floor area in § 12.290.070 and § 12.80.224.	§ 12.80.224 and § 12.290.070

Checklist — What an applicant must satisfy (high level)

Confirm base zone (e.g., R‑1, R‑2, CBD, TOD‑1) and any overlay (Bayhill, TOD, P‑D) that applies to the parcel (Chapter 12.96).
Compute allowed maximum floor area using FAR definitions and any lot‑size or slope adjustment charts referenced in § 12.200.030 and § 12.80.224; include FAR calcs on site plan.
Verify required setbacks (front, interior/side, rear, street side) for the district and any reduction rules for substandard lots. Provide accurate setback dimensions on plans. § 12.200.030.
Confirm height limit for the district and check voter‑initiative / citywide limits (50 ft / 3 stories) in § 12.26.020 for high‑rise proposals.
For projects in mixed‑use/city core districts, prepare materials for architectural review/Design Review (Chapter 12.108, Table 12.280‑2). San Bruno Design Review.
For Bayhill area projects, apply Bayhill Specific Plan development standards and greenway / building‑length limits in Table 12.290‑3.
For ADUs: follow the ADU chapter for ministerial review, size and setback waivers, parking exemptions, and height limits; file the ministerial ADU application and include deed restriction for JADUs where required. San Bruno ADUs.
Calculate parking requirements and exemptions per the ADU and parking chapters and show compliance on the site plan. San Bruno Parking.
Show compliance with fence, projection, and architectural encroachment rules ( §§ 12.84.150, 12.84.170 ).

Risks & Ambiguities

Issue	Why it matters	What to verify
FAR calculation for sloped or substandard lots	FAR and allowed floor area in R‑1/R‑2 are adjusted by lot size and average percent slope; a wrong adjustment changes permitted floor area and lot coverage.	Verify Charts 1 and 2 referenced in § 12.200.030 and compute the adjusted lot size and slope factor; ask the Community Development Director to confirm interpretation.
Initiative / voter limits on height and density	Ordinance language in § 12.26.020 can block permits for buildings over 50 ft or 3 stories unless voter approval exists.	Confirm whether the initiative limitations apply to the specific project type and whether any city council or voter actions have amended applicability.
Bayhill transfer of development / FAR cap	Transfers of development rights in the Bayhill plan carry a 2.0 FAR ceiling and public‑benefit findings; this directly affects feasibility of “buying” extra density.	For any transfer or consolidation, confirm the allowed percent of transferable square footage and that receiving parcel totals do not exceed 2.0 FAR as described in § 12.290.060.
ADU size/coverage waivers vs. local standards	ADU chapter waives some rules (lot coverage, FAR) but also imposes maximum ADU sizes and special height/parking rules—conflicts occasionally arise between district wording and ADU waivers.	Use § 12.90.050 as controlling for ADUs, show ministerial compliance, and verify parking exemptions (transit buffers, historic districts).
Missing granular charts or map references in retrieved materials	Some standards reference figures (e.g., Bayhill Figure 3‑1, Chart 1/2) not fully contained in the retrieved text.	Request the full Bayhill Specific Plan figures and the Charts referenced by § 12.200.030 from the City or review the municipal code online.

Plain‑English summary

San Bruno’s zoning ordinance sets district‑specific rules for how large and tall buildings can be, how close they can be to property lines, how much of a lot can be covered, and how to compute permitted floor area (FAR). For single‑family neighborhoods (the R‑1 and R‑2 districts) expect 15 ft front setbacks, 5 ft side setbacks, 10 ft rear setbacks and lot coverage/impervious limits; downtown and transit districts allow much higher heights and FARs but require design review; ADUs have special waivers but must meet the ADU chapter’s size, setback and parking rules. Always confirm parcel‑specific charts, overlays (Bayhill), and voter‑initiative height limits with the City.

Information Gaps

Full text of the Chart 1 (Adjusted Lot Size) and Chart 2 (Slope adjustment) referenced in § 12.200.030 was not fully included in the retrieved materials — the code references these charts but the numerical tables were not visible in the files returned. Verify charts with the City.
Bayhill Specific Plan figures (Figure 3‑1 and 3‑2b) are referenced for greenway locations/widths in Table 12.290‑3 but the full plan figures were not embedded in the retrieved excerpt; obtain the full Bayhill Specific Plan for plan‑level design dimensions and mapping.
Any amendments or parcel‑specific overlays not present in the retrieved file set (e.g., privately adopted planned development conditions, recent ordinances replacing parts of Title 12) may affect specific parcels — verify current online municipal code or contact staff. Not found in retrieved materials.

Source References

San Bruno Municipal Code — R‑1 and R‑2 development regulations: § 12.200.030.
San Bruno Municipal Code — Mixed‑use / CBD / TOD standards and Table 12.280‑2: § 12.280.030.
San Bruno Municipal Code — Bayhill Specific Plan development and Table 12.290‑3: § 12.290.060 and § 12.290.070.
San Bruno Municipal Code — ADU rules and ministerial review: Chapter 12.90 (notably § 12.90.050 and § 12.90.060).
San Bruno Municipal Code — FAR definition: § 12.80.224.
San Bruno Municipal Code — Chapter establishing districts: Chapter 12.96 / § 12.96.010.
San Bruno Municipal Code — Fences, exceptions, and encroachments: § 12.84.150, § 12.84.160, § 12.84.170.
San Bruno Municipal Code — Initiative limits on height/density: § 12.26.020 (Ordinance 1284 references).
San Bruno Municipal Code — Variances and the variance application process: Chapter 12.124 (e.g., § 12.124.010).

Sources

Retrieved passages

San Bruno Zoning Code (§ 3) High relevance
CFC § 12.90.050 (§ 12.90.050.) High relevance
CBC § 27 (§ 27-4.14) High relevance
San Bruno Zoning Code (§ 12.280.030.) High relevance
San Bruno Zoning Code (§ 12.200.030.) High relevance
CBC § 27 (article applicable) High relevance
San Bruno Zoning Code High relevance
San Bruno Zoning Code (§ 3) High relevance

Cited sections

Official San Bruno code library

Frequently asked questions

What can I build on an R‑1 lot in San Bruno?

In R‑1 you are limited to single‑family residential uses and customary accessory uses; dimensional rules include 15 ft front setback, 5 ft interior side, 10 ft rear, and minimum lot areas (5,000 sq ft interior, 6,000 sq ft corner). Check § 12.200.030 for the full development regulations and substandard lot exceptions.

What are San Bruno setback requirements for single‑family homes?

Setbacks for the single‑family districts are set in § 12.200.030: Front: 15 ft (garage to sidewalk 20 ft), Interior side: 5 ft, Street side (corner): 10 ft, and Rear: 10 ft. Substandard‑lot reductions and exceptions are included in that section.

How is lot coverage and impervious surface limited in R‑1 / R‑2?

The code limits maximum impervious surface to 80% in R‑1 and 85% in R‑2; structure lot coverage and floor area are calculated per § 12.200.030, with additional detail for accessory structures in Chapter 12.80. Verify project calculations with those sections.

What maximum height and FAR can I expect downtown (CBD / TOD)?

Mixed‑use districts provide different heights and FARs in Table 12.280‑2: e.g., CBD max 55 ft, TOD districts up to 65–90 ft in specified subareas; FAR commonly 2.0 for parcels under 20,000 sq ft. See § 12.280.030 and Table 12.280‑2 for exact parcel‑ and subarea‑specific numbers.

Do ADUs follow the same lot coverage and FAR limits as other buildings?

No — the ADU chapter contains waivers: development standards regarding lot coverage, FAR, impervious surface and minimum lot size may be waived to permit an ADU of typical maximums (800–1,200 sq ft depending on lot) with 4 ft side/rear setbacks and specified height limits. ADU applications are processed ministerially (60‑day rule) when complete. See § 12.90.050 and related ADU provisions. San Bruno ADUs.

Do I need design review in San Bruno?

Many districts and project types (notably mixed‑use and Bayhill Specific Plan projects) require an architectural or design review permit per Chapter 12.108; Table 12.280‑2 explicitly requires architectural review in mixed‑use districts. Check the district rules for whether architectural review is triggered. San Bruno Design Review.

Is there a citywide cap on building height in San Bruno?

Yes — an initiative measure summarized in § 12.26.020 contains requirements that can prevent permits for buildings exceeding 50 ft or three stories unless specific voter approval or other conditions apply. This interacts with district height rules; verify applicability early in project planning.

Where are Bayhill greenway and Bayhill standards written?

Bayhill rules (setbacks, greenway widths, maximum lot coverage, building length and separation) are in § 12.290.060 and Table 12.290‑3 of the Bayhill Specific Plan overlay; greenway figure references (Figure 3‑1/3‑2b) are used for exact mapping. Obtain the full Bayhill Specific Plan figures for precise design work.

How does the city measure FAR and what is excluded?

FAR is measured as gross floor area divided by lot area per § 12.80.224. Certain building elements (below‑grade mechanical rooms, parking structures, driveways, and some open usable space) are excluded from floor area under district(s) that list exclusions; consult the FAR definition and the district rules for any exemptions.

Can I reduce required setbacks for porches, balconies or eaves?

Yes — the code lists exceptions: certain architectural projections, porches, decks and outside stairways may encroach to limited extents (e.g., not closer than 3 ft from side lot line and not more than 6 ft into required front/rear yards) per § 12.84.170.

What should I show on my use‑permit or variance plan regarding development standards?

Applications for variances or use permits must include a scaled site plan showing setbacks from property lines, parking, lot coverage, FAR calculations, and other relevant dimensions (see § 12.112.020 for use permits and § 12.124.030 for variance application contents). ---

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