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San Bruno — Land Use

Land Use 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 zoning ordinance allows and requires for land use — district rules, permitted vs. conditional uses, and the local use tables you must consult before a project. For the city's base zoning framework see San Bruno Zoning. The ordinance is organized into district chapters (e.g., R-1, M-1, Bayhill districts) with citywide rules for certificates of use, use permits and parking; key procedures are in § 12.112, § 12.84.190, and § 12.100 respectively (see § citations below) . Before applying, also check the city's design rules (see San Bruno Design Review) and the citywide Development Standards; parking rules are in the San Bruno Parking chapter.

This page stays strictly to what the San Bruno zoning/planning ordinance says about land use (use lists, conditional uses, permitted-use tables, and district standards). For building-code compliance see the California Building Standards Code.

District-by-district land-use guide

Note: each district heading below gives the ordinance purpose, typical permitted/conditional use types, and the most decision-relevant dimensional or program standards that the ordinance lists. Where the retrieved materials do not show the numeric detail for a district, that is stated explicitly — verify with the jurisdiction for parcel-specific rules.

R-1 — Single-family residential (see § 12.96.060)

  • Purpose: Protect single-family neighborhoods and establish single-family development patterns (district listed at § 12.96.060) .
  • Typical permitted uses: single-family homes, accessory structures, accessory dwelling units (subject to ADU law and local ADU rules). The ordinance cross-references Chapter 12.80 definitions. Not all numeric development standards for R-1 were present in the retrieved excerpts; verify the exact minimum lot sizes, setbacks and coverage with the municipality (§ citation: § 12.96.060; details not found in retrieved materials) .
  • Procedural notes: Many residential changes still require compliance with general provisions in Chapter 12.84, parking standards in Chapter 12.100, and design/architectural review in Chapter 12.108 (see San Bruno Development Standards and San Bruno Design Review) .

R-2 — Low-density residential (see § 12.96.070)

  • Purpose: Transition zone allowing small-scale multifamily or duplex housing per § 12.96.070.
  • Typical permitted uses: duplexes, single-family, accessory dwellings, certain small multifamily. Numeric standards (lot area per unit, setbacks) are located at § 12.96.070 but the retrieved excerpts did not include the full numeric table — verify with the city (§ 12.96.070; not found in retrieved materials) .
  • Notes: Parking rules and architectural review apply (see San Bruno Parking and San Bruno Design Review) .

R-3 — Medium-density residential (see § 12.96.080)

  • Purpose: Allow medium-density multifamily and related uses.
  • Permitted uses: multifamily homes, single-family where allowed, accessory structures and Accessory Dwelling Units (ADUs) where permitted by the ordinance (see § 12.96.080 for the R-3 listing) .
  • Key standards that appear in the ordinance for R-3: minimum building site 5,000 sq ft (corner lots 6,000 sq ft); minimum lot area per dwelling unit 1,950 sq ft; minimum lot width 50 ft (corner 60 ft); front setback 15 ft (garage setback 20 ft); street side setback 5 ft, interior side 10 ft, rear 10 ft; minimum usable open space 400 sq ft/unit; maximum coverage 60%; maximum impervious coverage 85%; maximum height 50 ft or three stories. See § 12.96.080 for the full list and related cross-references (parking, architectural review) .

R-4 — High-density residential (see § 12.96.090)

  • Purpose: Encourage high-density multifamily (apartments/condos) and related residential-care uses.
  • Permitted uses: multifamily, single-family/duplex where allowed, accessory dwelling units, residential care facilities, small/large day care as listed at § 12.96.090.
  • Key standards in the ordinance: minimum building site 5,000 sq ft (corner 6,000 sq ft); min lot area per unit 1,450 sq ft; min lot width 50 ft (60 ft corner); front setback 15 ft (garage 20 ft); side street 5 ft, interior side 10 ft, rear 10 ft; usable open space 200 sq ft/unit; maximum coverage 60%; max impervious 85%; height limit 50 ft or three stories. See § 12.96.090 for the ordinance text and cross-references .

C-N — Neighborhood commercial (see § 12.96.100)

  • Purpose: Serve neighborhood shopping and services; details of permitted commercial uses are listed by district. See the use tables for the C-N district and development regulations in the district chapter (§ 12.96.100; specific use list not included in retrieved snippets — verify with the municipal code) .
  • Procedural notes: In many commercial districts, the ordinance requires a certificate of use conformance before business occupancy (§ 12.84.190) and separate parking calculations under Chapter 12.100 (see San Bruno Parking) .

A-R — Administrative & Research (see § 12.96.130)

  • Purpose: Office, administrative, research-oriented employment uses. The exact permitted and conditional uses are listed in § 12.96.130 (details not fully present in the retrieved excerpts; verify with the city) .

M-1 — Industrial (see § 12.96.150)

  • Purpose: Light industrial, manufacturing, storage and related operations.
  • Permitted uses (excerpted): light manufacturing/processing on sites less than 1 acre, and other enclosed industrial uses; certain retail/restaurant uses are allowed only on specified frontages (e.g., San Mateo Avenue) and may have outdoor dining with a use permit. Conditional uses (require a use permit) include potentially obnoxious industrial operations, vehicle repair, auto wrecking, contractor yards, lumberyards, and other heavy uses listed in § 12.96.150. See § 12.96.150 for the full conditional-use list .
  • Key development standards included in the ordinance: minimum building site 8,000 sq ft; minimum lot width 60 ft; no required setbacks; maximum coverage 60%; maximum height 35 ft (50 ft on parcels >1 acre). See § 12.96.150 for the full regulations and cross-references (parking, signage, architectural review) .

O — Open space & conservation (see § 12.96.170)

  • Purpose: Preserve open space, parks, trails, schools and cemeteries.
  • Permitted uses: public parks and public recreation facilities (private parks or private recreational facilities are conditional) as listed in § 12.96.170. For permitted uses, setbacks are equivalent to adjacent district setbacks; conditional uses follow the use-permit conditions (§ 12.96.170) .

U — Unclassified (see § 12.96.180)

  • Purpose: Temporary holding district where no standard zoning district has been assigned. The ordinance lists that no permitted uses are established and only specific conditional uses may be approved via a use permit (§ 12.96.180) .

P‑D — Planned Development (see § 12.96.190)

  • Purpose: Allows a project-specific mixture of uses, densities or layouts that differ from standard districts. The P‑D has no by-right permitted uses; all uses are conditional and must be shown on an approved development plan or PDP (planned development permit) and approved under the P‑D rules in § 12.96.190. The ordinance lists the PDP submittal contents and findings required for establishment of a P‑D (e.g., development plan, surveys, soils/geology, market analysis) — see § 12.96.190 for the application requirements and approval findings .

Bayhill Specific Plan districts (Chapter 12.290 — Bayhill)

  • The Bayhill Specific Plan creates four local districts: Bayhill Regional Office (BRO), Bayhill Neighborhood Commercial (BNC), Bayhill Residential Overlay (BR) and Bayhill Mixed-Use Overlay (BMU). Table 12.290-1 prescribes permitted and conditional uses using the P / C / – letter system and includes programmatic rules for allocation and transfer of square footage among Bayhill parcels (§ 12.290.040 and Table 12.290-1) .
  • Notable Bayhill rules: restaurants and offices in the Bayhill Shopping Center have combined square-foot caps and certain uses require use permits; the BR and BMU overlays allow limited residential conversion subject to allocation caps and conversion factors (see § 12.290.050 and related Bayhill provisions) . Bayhill also includes its own design and development standards in § 12.290.060 and the Bayhill use table (see § 12.290.040 and Table 12.290-1) .

Mixed‑use / Transit‑oriented / CBD districts (Chapter 12.280)

  • The ordinance lists mixed-use districts such as CBD, TOD-S, MX-R, TOD-2, etc., with a land-use matrix at Table 12.280-1. The mixed-use chapter explains the P/C/– letter coding and allows the community development director to find unlisted uses equivalent when appropriate (§ 12.280.020) . MX-R and TOD-2 are explicitly described as focusing on residential or higher-intensity transit-supportive uses and limiting certain commercial uses without a use permit (§ 12.280.020 and related policy text) .

Quick reference table — selected decision-relevant standards and use references

Topic / District Quick rule or typical permitted uses Key code reference
R-3 Medium-density multifamily; front 15 ft; side street 5 ft; interior side 10 ft; rear 10 ft; max coverage 60%; height 50 ft / 3 stories § 12.96.080
R-4 High-density multifamily; min lot 5,000 sq ft; usable open space 200 sq ft/unit; height 50 ft / 3 stories § 12.96.090
M-1 Light industrial; conditional list includes vehicle repair, contractor yards, lumberyards; min site 8,000 sq ft; height 35 ft (50 ft >1 acre) § 12.96.150
Bayhill (BRO / BNC / BR / BMU) Uses are listed in Table 12.290-1 (P / C / –); residential overlays allow limited conversion subject to caps and conversion factors Table 12.290-1 and § 12.290.040–060
Use permits Conditional uses require a use permit; application content & hearing rules in § 12.112.010–030 § 12.112.010–030
Certificate of use No business may start without a certificate of use conformance (director must find P, equivalency, or active CUP) § 12.84.190
Parking Off-street parking numbers in Table 12.100-1; applies citywide and to changes of use Chapter 12.100 and Table 12.100-1

Checklist (what an applicant must satisfy before a land-use change/building occupancy)

  • Confirm the zoning designation for the parcel and consult the district chapter (e.g., § 12.96.080 for R-3) .
  • Check the applicable use table: Table 12.280-1 for mixed-use districts or Table 12.290-1 for Bayhill; determine whether the use is P, C, or – (not allowed) .
  • If conditional (C), prepare a use permit application with materials listed in § 12.112.020 (site plan, plans, support statement, parking and FAR calculations) .
  • Obtain a certificate of use conformance before commencing business activity (see § 12.84.190) .
  • Verify off-street parking requirements using Table 12.100-1 and local parking design standards (Chapter 12.100) and factor in any changes in use that increase parking need .
  • Confirm whether design review / architectural review under Chapter 12.108 is required for the district and project type (architectural review is referenced in multiple district chapters) .
  • For Bayhill or overlay areas, read Bayhill-specific allocation, conversion, and overlay provisions (Chapter 12.290) and check overlay restrictions (see San Bruno Overlay Districts) .
  • For ADUs, follow the local ADU provisions and state ADU law (see San Bruno ADUs and California ADU law) — verify local ADU allowances within your district and any design/parking exceptions.
  • Where a parcel is substandard, consult Chapter 12.84 and the district substandard-lot rules (e.g., reduced setbacks rules captured in district chapters) .

(First mention links: San Bruno Zoning, San Bruno Parking, San Bruno Design Review, San Bruno Development Standards, San Bruno Overlay Districts, San Bruno ADUs, California Building Standards Code.)

Risks & Ambiguities

Issue Why it matters What to verify
Unlisted uses / equivalency The director can treat an unlisted use as equivalent only after findings — using an unlisted use without this is prohibited Confirm the community development director's written equivalency finding or apply for a use permit (see § 12.290.040 and § 12.280.020)
Bayhill conversion caps and transfer rules Bayhill overlays limit residential conversion and allocate office/retail square footage; failing to follow conversion factors can invalidate approvals Verify per‑parcel allocations, conversion factors and unallocated square footage in Bayhill Specific Plan Table 2‑2 and § 12.290.050 (see Bayhill chapters)
Substandard lots District chapters allow special reduced setbacks or coverage for legally established substandard lots; mismatch can cause nonconformity Confirm whether lot qualifies as substandard per Chapter 12.84 and district substandard rules (§ 12.84.020 and district chapters)
Cannabis and regulated uses Cannabis retail/distribution are separately regulated; P-D and other districts permit only subject to chapters requiring permits Check Chapters 4.70 and 12.300, and conditional-use rules referenced in district chapters (e.g., P‑D or M‑1 cannabis provisions)
Parking vs. State law State parking law can override local parking standards If state law controls, document with an administrative parking compliance permit as required by Chapter 12.100 (§ 12.100.020(E))
Whether architectural review is required Many district chapters reference architectural review (Chapter 12.108); skipping it may stop permits Confirm applicability in the specific district chapter (architectural review refs in district sections such as R-3, R-4, M-1)

Plain-English Summary

San Bruno's zoning code lists allowed and conditionally allowed uses by district (residential districts R-1/2/3/4, commercial, industrial M-1, Bayhill Specific Plan districts, planned development P‑D, etc.). If a use is marked P in the local table you can pursue it (subject to development standards); if marked C you need a use permit; if it's “–” it's not allowed. The ordinance spells out the key dimensional rules (setbacks, coverage, heights) in each district and requires certificates of use, parking compliance and design/architectural review where stated (see § 12.112, § 12.84.190, Chapter 12.100) .

Source References

  • San Bruno Zoning — Chapter list and district establishment (district map and § mappings): § 12.96.010 and table mapping R‑1 through P‑D .
  • Use permits (purpose, application contents, hearings): § 12.112.010–030 .
  • Certificate of use conformance (business occupancy): § 12.84.190 .
  • Bayhill Specific Plan: Table 12.290‑1 and Bayhill provisions including allocation/transfer rules: § 12.290.040–060 and Table 12.290‑1 .
  • Mixed-use districts and mixed-use land-use table: § 12.280.020 and Table 12.280‑1 .
  • M-1 industrial district uses & development standards: § 12.96.150 .
  • R-3 medium-density residential standards and uses: § 12.96.080 (standards excerpted above) .
  • R-4 high-density residential district standards and uses: § 12.96.090 .
  • Parking (off-street requirements and Table 12.100‑1): Chapter 12.100 .
  • Planned Development (P‑D) contents and findings: § 12.96.190 (P‑D rules and PDP requirements) .
  • Definitions and general provisions referenced through district chapters: Chapter 12.80 and Chapter 12.84 (scope, temporary uses, substandard lots) .

Inline links referenced in the text:

  • San Bruno Zoning: /us/california/san-bruno/zoning
  • San Bruno Development Standards: /us/california/san-bruno/development-standards
  • San Bruno Parking: /us/california/san-bruno/parking
  • San Bruno Design Review: /us/california/san-bruno/design-review
  • San Bruno Overlay Districts: /us/california/san-bruno/overlay-districts
  • San Bruno ADUs: /us/california/san-bruno/adu
  • California Building Standards Code: /us/california/building-codes

Information Gaps

  • Full numeric development standards for R-1 and R-2 (minimum lot sizes, exact setbacks and coverage figures) were not present in the retrieved excerpts; see § 12.96.060 and § 12.96.070 but verify the full text with the city (details not found in retrieved materials) .
  • The complete text of Table 12.280‑1 (mixed-use use matrix) and full Table 12.290‑1 is present in the ordinance file but only partially excerpted in the retrieved preview; consult the full municipal code for the complete use matrix and footnotes (verify with the city) .
  • Any parcel‑specific overlay or pending ordinances (e.g., new Bayhill allocation changes or recent amendments) — verify with Community Development.

Sources

Retrieved passages

  • San Bruno Zoning Code (§ 27-4.19) High relevance
  • San Bruno Zoning Code (§ 3) High relevance
  • San Bruno Zoning Code High relevance
  • San Bruno Zoning Code (§ 12.112.010.) High relevance
  • San Bruno Zoning Code (§ 3) High relevance
  • San Bruno Zoning Code High relevance
  • San Bruno Zoning Code (§ 27-4.18) High relevance
  • San Bruno Zoning Code (§ 27-7.8) High relevance

Cited sections

Frequently asked questions

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

R‑1 is the single‑family residential district; the ordinance lists single‑family homes and accessory structures as the intended uses in § 12.96.060. The retrieved excerpts did not include the full numeric setback and lot‑size table for R‑1; verify the exact minimum lot size, setback and coverage numbers with the Community Development Department and § 12.96.060 .

What are San Bruno's setback requirements for medium‑density housing?

For R‑3 (medium density) the ordinance specifies a 15 ft front setback (garage 20 ft), 5 ft street side, 10 ft interior side, 10 ft rear, and other rules such as max coverage 60% and height 50 ft / 3 stories in § 12.96.080 .

Do I need a use permit (conditional use) for my business in San Bruno?

If the use is listed in your zoning district's table with a C, you must obtain a use permit. The use‑permit purpose, application materials and hearing rules are in § 12.112.010–030. If the use is not listed, the community development director can find it equivalent to a listed use only after making specific findings (see the district use‑table chapters) .

Where is the city’s commercial/residential use matrix?

Mixed‑use districts use Table 12.280‑1 and Bayhill uses are in Table 12.290‑1. Each table uses P/C/– coding to show permitted, conditional, or prohibited uses — consult the specific table for the district and footnotes in § 12.280.020 and § 12.290.040 .

Are ADUs allowed in San Bruno and where are they listed?

Accessory dwelling units are referenced as permitted accessory uses in several residential districts (e.g., R‑3, R‑4) and in some Bayhill overlays; local ADU rules must be read alongside state ADU law (see San Bruno ADUs and California ADU law). District chapters list ADUs as an allowed accessory use where applicable (e.g., § 12.96.080, § 12.96.090) .

What is required before opening a new retail or restaurant?

You must first confirm the use is permitted in the parcel’s district (Table 12.280‑1 or 12.290‑1, or the standard district chapters). If the use requires a conditional permit, apply under § 12.112. Also secure a certificate of use conformance (§ 12.84.190) and provide required off‑street parking per Chapter 12.100; Bayhill and downtown areas have additional caps and overlay rules for restaurants (see Bayhill provisions) .

How does Bayhill overlay conversion between office and housing work?

Bayhill includes specific allocation and conversion provisions: residential development in the BR and BMU overlays is allowed only subject to parcel‑by‑parcel allocation limits and conversion factors that reduce office entitlement by a fixed square‑foot amount per new dwelling unit (see § 12.290.050 and related Bayhill provisions) — verify parcel allocations and Table 2‑2 in the Bayhill Specific Plan .

Where do I find San Bruno's parking requirements?

Off‑street parking numbers and the citywide table are in Chapter 12.100, Table 12.100‑1; these rules apply to new development and to changes that increase required spaces (see § 12.100.020–030) .

What does “unlisted use” mean and how is it handled?

If a proposed use is not in the table, the community development director may classify it as substantially similar to a listed use and treat it as permitted or conditional only after making findings about intensity, compatibility and consistency with district purpose (see § 12.290.040 and § 12.280.020 for the standard of review) .

Do planned development (P‑D) projects have permitted uses by right?

No — the ordinance states a P‑D has no permitted uses; compatible uses are allowed only by approval of the P‑D development plan and planned development permit under § 12.96.190, with the development plan showing intended uses, circulation, open space and other required items .

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