Local zoning · San Bruno

San Bruno — Zoning

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

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Last reviewed: July 2, 2026

Overview

San Bruno’s zoning rules are codified in the San Bruno Zoning Ordinance (Title 12, Article III). Zoning establishes the city’s base zoning districts (residential, commercial, industrial, open space, etc.), mixed‑use and transit‑oriented districts, and special Bayhill Specific Plan districts; the official zoning map identifies where each district applies. The ordinance ties permitted uses and development form to the General Plan and specific plans and delegates refinement and some discretionary decisions to the Community Development Director and decision bodies. See § 12.76.010 and § 12.96.020 for authority and the map rule .

Note: This page focuses only on what the local zoning ordinance says about zoning (districts, map, permitted/conditional use rules, development envelope and special districts). For on‑site construction rules consult the California Building Standards Code and for how to meet parking counts see San Bruno Parking.

How the ordinance is organized (quick map)

  • The ordinance formally establishes base districts and mixed‑use/special districts in Chapter 12.96 and Chapter 12.280; Bayhill rules appear in Chapter 12.290. See § 12.96.010 and § 12.280.010 for the district lists and purposes .
  • The official boundaries are on the city zoning map; ambiguous boundaries default to the more restrictive district and municipal procedures are required to change boundaries (§ 12.96.020, § 12.96.040, § 12.96.050) .

I link the first natural mention of city topics used below: San Bruno Land Use, San Bruno Development Standards, San Bruno Parking, San Bruno Design Review, San Bruno Overlay Districts, San Bruno ADUs, and San Bruno zoning & planning overview.

District‑by‑district breakdown

Below are the principal districts established in the ordinance with the ordinance citation and the high‑level rules you will need to confirm on a parcel‑by‑parcel basis.

  • R-1 — Single‑family residential
    Purpose: low‑density single‑family housing; related uses (schools, places of worship, childcare) may be allowed subject to permits. Key procedural and development rules for R-1 are in § 12.96.060 (purpose and permitted uses) and cross‑references to development standards in Chapter 12.200 and other general provisions . Typical items you must check: front/side/rear setbacks, whether the lot is substandard, and architecturally review triggers (see Chapters 12.96, 12.200, 12.108) .

  • R-2 — Low‑density residential
    Establishes slightly higher allowable residential intensity than R-1; see § 12.96.070 for permitted/conditional use framework and references to lot/substandard‑lot rules and development regulations (setbacks, coverage) .

  • R-3 — Medium density residential
    Allows multifamily forms at moderate density; development regulations and allowed uses are in § 12.96.080 and related development chapters (verify density, parking, and design review triggers) .

  • R-4 — High density residential
    For denser multifamily housing; see § 12.96.090 for district purpose and permitted uses and cross‑references to the mixed‑use/density bonus/ministerial streams elsewhere in Title 12 .

  • C‑N — Neighborhood commercial
    § 12.96.100 establishes the C‑N district for convenience retail and services scaled to neighborhoods; uses and limitations (e.g., where retail/restaurant are permitted vs conditional) are handled in the land‑use tables and cross‑chapters (Chapter 12.80 definitions, Chapter 12.112 for use permits) .

  • A‑R — Administrative and Research
    Purpose and permitted administrative/research uses are in § 12.96.130 (use list and development standards referenced) .

  • M‑1 — Industrial
    § 12.96.150 and related text set the M‑1 rules: permitted light industrial and some conditional heavier uses; explicit numeric development controls exist (e.g., minimum lot: 8,000 sq ft, maximum coverage: 60%, max height: 35 ft except 50 ft on parcels >1 acre) — see § 12.96.150 for the specifics and conditional use list (auto‑related, contractor yards, certain manufacturing) .

  • O — Open space and conservation
    § 12.96.170 preserves parks, private/public recreational uses; development regulations default to those of the adjacent district for permitted uses; see § 12.96.170 .

  • U — Unclassified
    § 12.96.180 is a holding category where no zoning has been assigned; no permitted uses by right — all activity needs a use permit unless rezoned; check § 12.96.180 .

  • P‑D — Planned Development
    § 12.96.190 establishes the P‑D district to allow mixed uses or special design solutions by adoption of a development plan and planned development permit; no uses are automatically permitted in P‑D (all uses act by PDP or conditional use). Typical requirements include a preliminary development plan showing circulation, open space, floor‑area, phasing, soils/geotech studies, and a public hearing process; see § 12.96.190 for application and findings .

  • ES — Emergency Shelter overlay and other overlays
    The ordinance lists several overlay and specialized districts, including ES, CBD, TOD‑S, TOD‑1, TOD‑2, MX‑R, Bayhill overlays (BRO, BNC, BR, BMU). See § 12.96.010 and Chapter 12.280 for mixed‑use districts and Chapter 12.290 for Bayhill Specific Plan districts .

  • Mixed‑use / Transit‑Oriented districts (CBD, TOD‑S, TOD‑1, TOD‑2, MX‑R)
    These districts are defined in § 12.280.010 (purpose statements). Development rules are in § 12.280.020 (permitted uses table) and § 12.280.030 (development standards and Table 12.280‑2). Key cross‑district numbers to verify on a parcel: maximum FAR commonly 2.0 for parcels under 20,000 sq ft, maximum heights vary (examples: CBD max 55 ft, TOD‑S up to 65/90 ft in parts, TOD‑2 up to 70 ft), minimum front setbacks often 5–10 ft with average‑setback rules, and residential density up to 40 du/acre in some districts — see Table 12.280‑2 and Table 12.280‑1 for use permissions and allowable FAR/height caps § 12.280.030 and Table 12.280‑2 . Design review is required per Chapter 12.108 for any project in these districts (see § 12.280.030(A)) .

  • Bayhill Specific Plan districts (BRO, BNC, BR, BMU)
    Bayhill is governed by Chapter 12.290. The BRO (Bayhill Regional Office) emphasizes campus offices and hotels; BNC is neighborhood commercial; BR is a residential overlay allowing housing within BRO; BMU allows mixed‑use and has specific rules about preserving commercial square footage and providing ground‑floor retail along specified frontages. Detailed lot sizes, lot coverage, building length limits, greenway and setback rules are in Tables 12.290‑3 and related Bayhill text (examples: BRO min lot 35,000 sq ft, maximum coverage 70–80% depending on use; side/rear setbacks 10 ft; greenway widths 30–60 ft depending on location). See § 12.290.010–040 and Table 12.290‑3 for the Bayhill specifics .

One‑page tables (most decision‑relevant items)

Table A — Selected numeric development controls (representative — verify parcel specifics)

District Typical max height Max FAR (typical) Typical front setback Key code reference
CBD 55 ft 2.0 (parcels < 20,000 sq ft) 10 ft min § 12.280.030; Table 12.280‑2
TOD‑S 65–90 ft (area dependent) 2.0 (parcels < 20,000 sq ft) 5 ft min / 10 ft avg § 12.280.030; Table 12.280‑2
TOD‑2 70 ft 2.0 (parcels < 20,000 sq ft) 5 ft min / 10 ft avg § 12.280.030; Table 12.280‑2
MX‑R 50 ft / 3 stories Residential: 3.0 (parcels ≥ 20,000 sq ft) 5 ft min / 10 ft avg § 12.280.030; Table 12.280‑2
M‑1 35 ft (50 ft if >1 acre) Not specified (industrial) None required § 12.96.150
BRO (Bayhill) Varies by use (office/hotel/res) Max coverage varies (office 70%, commercial 80%) Street front setbacks 10 ft / 30 ft average § 12.290.020–060; Table 12.290‑3

Table B — Mixed‑use permitted uses (high‑level; see Table 12.280‑1 for full list)

Use type Where commonly permitted Comments / Code reference
Retail, ground‑floor CBD, TOD‑S, TOD‑1, TOD‑2 Often P on ground floor; in MX‑R retail may be C (conditional) § 12.280.020; Table 12.280‑1
Research & development (R&D) Mixed‑use districts Permitted upper floors in some districts; see Table 12.280‑1 § 12.280.020
Restaurants CBD / TODs Ground‑floor restrictions apply in some districts; alcohol sales require a use permit per § 12.84.210
Industrial uses M‑1 Many light industrial activities are permitted; heavy or obnoxious uses are conditional § 12.96.150

Practical guidance & synthesis

  • The ordinance organizes permitted uses by district tables and letter designations: "P" (permitted), "C" (conditional/use permit required), and "-" (prohibited). The tables and their notes (Tables 12.280‑1, 12.280‑2) are the first place to check for whether a use is allowed and under what conditions § 12.280.020 .
  • If a use is not listed, the Community Development Director may classify an unlisted use as equivalent to a listed use after written findings; see § 12.280.020(A) for the five findings required for an unlisted use to be permitted or conditionally permitted . That makes an early director‑conference useful for novel proposals.
  • Many administration items (setbacks, coverage, parking, signage, design review, conditional‑use procedures) are handled by cross‑reference to other chapters. For example, parking is governed in Chapter 12.100 (see references in multiple district chapters) — check San Bruno Parking and § 12.96/district chapters for which chapter applies . Design review permits are required for most projects per Chapter 12.108 and explicitly for mixed‑use projects in § 12.280.030(A) .
  • For area‑specific rules, Bayhill-specific standards in Chapter 12.290 must be applied (greenway widths, minimum lot sizes, lot coverage and building length caps). Bayhill also includes transfer of development rights and other specific mechanisms — do not rely on base district rules alone for Bayhill parcels § 12.290.010–060 .
  • Projects that seek departures from numeric standards should plan for the variance/exception process in Chapter 12.136 / 12.112 as applicable or consider a P‑D rezoning in § 12.96.190 if a comprehensive alternative development plan is needed .

Checklist (what an applicant must satisfy at minimum)

  • Confirm the parcel’s zoning on the official city zoning map and confirm boundary rules per § 12.96.020 and § 12.96.040 .
  • Confirm whether the proposed use is P, C, or prohibited in the district table (Tables 12.280‑1 / district section) § 12.280.020 .
  • Meet base development standards for the district: height, FAR, minimum setbacks, lot coverage (see Table 12.280‑2 or Chapter 12.290 for Bayhill) § 12.280.030; § 12.290.060 for Bayhill .
  • Provide required parking per Chapter 12.100 and screen or landscape parking as required (see district chapters referencing parking); consult the city’s parking rules early San Bruno Parking .
  • Prepare to obtain an architectural review permit per Chapter 12.108 when required, and check ministerial vs discretionary pathways (e.g., qualifying multifamily ministerial rules in § 12.245.030 if applicable) .
  • If the use is conditional, apply for a use permit under Chapter 12.112 and meet the required findings § 12.280.020 .
  • For Bayhill parcels, prepare Bayhill‑specific materials (greenway design, floor area accounting, transfer of development request if applicable) per Chapter 12.290 .
  • If proposing an unlisted use, request a Director determination and be prepared to support the five findings in § 12.280.020(A) .

Risks & Ambiguities

Issue Why it matters What to verify
Boundary ambiguity (split lot) The ordinance treats a split lot as part of the more restrictive district (can change allowable uses or trigger conditional permits) § 12.96.040 Check the official zoning map stamp, verify lot lines on survey, and confirm director determination when boundary uncertain.
Unlisted uses / director classification A proposed use not in the tables can be denied or reclassified; the director must make five written findings for equivalency § 12.280.020(A) Early pre‑application meeting and Director conference; collect evidence comparing use intensity.
Cross‑references to other chapters (parking, signs, design review) The district chapters often defer numeric/operational rules to other chapters (e.g., Chapter 12.100 for parking) — missing those specifics will delay approvals Pull Chapter 12.100, 12.104, 12.108 and related application checklists (city staff can confirm).
Bayhill specific requirements vs base district Bayhill tables and greenway rules can supersede base district rules for parcels inside the Bayhill Specific Plan area § 12.290.040–060 Confirm whether the parcel falls entirely within Bayhill boundaries and apply Bayhill Table 12.290‑3 standards.
Height and FAR notes with area exceptions Some height allowances differ east/west of San Mateo Ave or by parcel size (e.g., 20,000 sq ft FAR thresholds) Table 12.280‑2 Verify parcel area thresholds and map‑based exceptions.
ADU rules ADU specific procedures and state‑law conformity are not fully present in retrieved zoning snippets Verify with the city's ADU chapter or building department (Not found in retrieved materials).

Plain‑English Summary

San Bruno’s zoning ordinance assigns every parcel to a named district (e.g., R‑1, M‑1, CBD, TOD‑2, BRO) and uses district tables and development‑standards tables to prescribe what you can build on that parcel (uses, heights, setbacks, FAR). For most projects you must confirm the parcel’s map designation, whether your use is permitted or conditional, and then comply with the district numeric limits plus cross‑chapter rules for parking, signage and design review; special areas like Bayhill carry their own additional rules § 12.96.020, § 12.280.020, § 12.290.060 .

Information Gaps (what I could not confirm from the retrieved materials)

  • Full parking ratio tables (Chapter 12.100) and numerical parking requirements for each land use — referenced but not present in retrieved snippets (Not found in retrieved materials) .
  • Complete ADU regulations and ministerial ADU process language (the file references ministerial qualifying multifamily rules but does not show a dedicated ADU chapter) — verify via the city’s ADU chapter or San Bruno ADUs (Not found in retrieved materials) .
  • The full, parcel‑level zoning map image or PDF (the ordinance references the map; the actual map graphic was not included in the retrieved text) — check the city GIS/zoning map viewer (Not found in retrieved materials) .
  • Detailed numeric standards for R‑2, R‑3, R‑4 in isolated form (we have the district list but full use tables are in other chapters or tables not fully included here) — consult Chapter 12.96 and the land‑use tables for each district (Not found in retrieved materials).

Source References

  • San Bruno Zoning Ordinance, Article III (Title 12): authority, title, policy and purpose (see § 12.72.010, § 12.76.010–030) .
  • District establishment and zoning map rules: § 12.96.010, § 12.96.020, § 12.96.040–050 .
  • R‑1 district provisions: § 12.96.060 (purpose & permitted uses) .
  • M‑1 industrial rules (min lot, coverage, height): § 12.96.150 .
  • Mixed‑use districts purpose and use framework: § 12.280.010, § 12.280.020 (Tables 12.280‑1 and notes) .
  • Mixed‑use development standards and Table 12.280‑2 (heights, FAR, setbacks): § 12.280.030 and Table 12.280‑2 .
  • Bayhill Specific Plan zoning districts and development standards (tables and greenway rules): Chapter 12.290, Tables 12.290‑1 and 12.290‑3 § 12.290.010–060 .
  • Director classification of unlisted uses and criteria: Table notes and § 12.280.020(A) .
  • Alcoholic beverage sales and required use permits and standards: § 12.84.210 .
  • Ministerial qualifying multifamily project process (limited ministerial review): § 12.245.030 .

Sources

Retrieved passages

  • San Bruno Zoning Code (§ 3) High relevance
  • San Bruno Zoning Code (§ 3) High relevance
  • San Bruno Zoning Code (Chapter 12.290.) High relevance
  • San Bruno Zoning Code (§ 3) High relevance
  • San Bruno Zoning Code Medium relevance
  • San Bruno Zoning Code (§ 3) Medium relevance
  • San Bruno Zoning Code (§ 3) Medium relevance
  • San Bruno Zoning Code (§ 27-4.19) Medium relevance

Cited sections

Frequently asked questions

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

You can build single‑family residential uses and related accessory uses allowed by the R‑1 district; some public or semi‑public uses (schools, places of worship, child care) are allowed subject to use permits or planned‑unit approvals. Confirm the exact permitted uses and development standards in § 12.96.060 and related development chapters (setbacks/coverage) .

What are San Bruno’s setback requirements for mixed‑use corridors (CBD / TOD)?

Setbacks vary by mixed‑use district and frontage type; typical front setbacks are 5–10 ft minimum with 10 ft average rules in many places. See Table 12.280‑2 and § 12.280.030 for the district‑by‑district setback and stepback mechanics (e.g., stepbacks above certain stories) .

Do I need design review for a project in TOD or CBD?

Yes. An architectural review permit is required for projects in mixed‑use zoning districts as described in § 12.280.030(A); design review procedures are in Chapter 12.108 (see that chapter for submittal requirements and thresholds) .

How does the zoning map get changed and what if a boundary is unclear?

Changes to zoning boundaries are made by ordinance (public hearings) per § 12.96.050; if the district boundary cannot be readily determined from the map, the ordinance treats the boundary as along the nearest street or lot line, and a split lot is treated as part of the more restrictive district per § 12.96.040 .

What is a P‑D district and when would it be used?

The P‑D (Planned Development) district is used when a project seeks a tailored mix of uses, densities or design relationships that would be superior to applying standard district rules; no uses are automatically permitted — the developer submits a preliminary development plan and the city processes a Planned Development Permit (see § 12.96.190) .

Are there special rules for Bayhill (office park) parcels?

Yes. The Bayhill Specific Plan chapter (12.290) establishes BRO, BNC, BR, and BMU districts with their own minimum lot sizes, maximum lot coverage, greenway widths, building length limits, and transfer‑of‑development rules (see Table 12.290‑3 and § 12.290.010–060) .

What if my proposed use isn’t listed in the district tables?

If a use is not listed the Community Development Director can determine that an unlisted use is substantially similar to a listed use and allow it only after making five specific findings; see the unlisted uses procedure in § 12.280.020(A) .

Where are parking requirements spelled out?

Parking standards are handled in Chapter 12.100 and are referenced by the district chapters; the district chapters defer to Chapter 12.100 for parking counts and screening rules — confirm required spaces and exceptions in Chapter 12.100 and with staff early in the process (chapter text not included in retrieved snippets — Not found in retrieved materials) .

Can I add housing in the Bayhill BRO district?

The Bayhill BR overlay allows residential development on certain properties within BRO and the BMU overlay allows mixed‑use; check the BR/BMU overlay rules and Bayhill Table 12.290‑3 for whether the specific parcel qualifies and what commercial square footage or greenway standards apply § 12.290.020–040 .

Are there ministerial routes for qualifying multifamily projects?

Yes — the ordinance contains a ministerial process for "qualifying multifamily housing projects" with objective standards and director authority; see § 12.245.030 for submittal and processing details and limitations (note: projects requiring variances are excluded) .

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