Zoning › California › San Bernardino County › San Bernardino

San Bernardino, CA Zoning

Euclidean-zoning. 21 districts · 9 overlays · 8 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
mixed

California general law city (not charter). Subject to full CA state housing preemption stack (SB 9, Density Bonus, AB 2097, SB 423, AB 2011, Builder's Remedy). 2024 settlement with HCD mandated code modernization, density bonus ordinance amendment, and emergency shelter ordinance conformance. | naming_convention_raw=lot-size-encoded-mixed | naming_notes=Residential zones use a mix: RE/RL/RS/RU/RM/RMH/RH follow progressive intensity (larger-lot to higher-density), with RMH-32 and RH-50 using density-encoded suffixes (32 du/ac, 50 du/ac) for Housing Element upzoning parcels. Commercial zones use functional descriptors with numeric sub-tiers (CG-1/2/3 = neighborhood/community/regional general commercial; CR-1/2/3/4 = regional mall/downtown/Tri-City Club/Auto Plaza). Not inverse. RSH = Senior Housing overlay/zone, not a density code.

Worth knowing
  • San Bernardino International Airport (SBD, former Norton AFB) is within city limits; §19.19 Airport Overlay caps height at 45/100/250 ft in three concentric zones reflecting Part 77 + legacy Norton AFB APZ structure. Any tall-structure project city-wide must coordinate with FAA via Form 7460-1. [confirmed — city §19.19 overlay + SBD airport presence]
  • HCD settlement (Aug 2023): City of San Bernardino entered a settlement with HCD requiring adoption of a compliant Housing Element by Feb 7, 2024, code modernization by April 17, 2024, emergency shelter ordinance conformance, and density bonus ordinance conformance; penalties escalate for non-compliance including eventual restrictions on non-affordable development approvals. [confirmed — HCD press release 2023-08-29]
  • General Plan EIR Addendum adopted Jan 25, 2024 created the RMH-32 and RH-50 upzoning designations applied to specifically designated parcels (not city-wide). [confirmed]

+ 8 more in Quirks & notes

Districts

com 7res_sf 4res_mf 4ind 3off 2mu 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
REResidential Estateres_sf43,560 sf35 ft0.4—1230 / 10 / 25
RLResidential Lowres_sf10,800 sf35 ft0.45[1]—3.5225 / 5 / 25
RSResidential Suburbanres_sf7,200 sf35 ft0.48[2]—6225 / 5 / 20
RUResidential Urbanres_sf5,000 sf35 ft0.5[3]—8220 / 5 / 15
RMResidential Mediumres_mf14,400 sf45 ft0.55[4]1[5]121.515 / 10 / 15
RMH-32Residential Medium-High 32res_mf15,000 sf65 ft0.65[6]1.6[7]321.515 / 10 / 15
RH-50Residential High 50res_mf20,000 sf75 ft0.7[8]2[9]50115 / 10 / 15
RSHResidential Senior Housingres_mf10,000 sf45 ft0.6[10]1[11]200.515 / 10 / 15
COCommercial Officeoff20,000 sf55 ft0.6[12]1.5[13]——[14]25 / 15 / 15
CG-1Commercial General 1 (Neighborhood)com5,000 sf45 ft0.75[15]1.25[16]——[17]15 / 10 / 10
CG-2Commercial General 2 (Community)com10,000 sf55 ft0.8[18]1.5[19]——[20]15 / 10 / 15
CG-3Commercial General 3 (Regional)com15,000 sf65 ft0.8[21]1.75[22]——[23]15 / 10 / 10
CR-1Commercial Regional — Mallscom43,560 sf75 ft0.85[24]2[25]——[26]20 / 15 / 15
CR-2Commercial Regional — Downtownmu5,000 sf85 ft0.85[27]2.5[28]35[29]1[30]0 / 10 / 15
CR-3Commercial Regional — Tri-City/Clubcom20,000 sf75 ft0.8[31]2[32]——[33]20 / 15 / 15
CR-4Commercial Regional — Auto Plazacom20,000 sf65 ft0.8[34]1.5[35]——[36]20 / 15 / 15
CHCommercial Heavycom20,000 sf55 ft0.8[37]1.5[38]——[39]20 / 15 / 15
OIPOffice Industrial Parkoff20,000 sf55 ft0.6[40]1.5[41]——[42]25 / 15 / 15
ILIndustrial Lightind25,000 sf55 ft0.7[43]———[44]20 / 15 / 15
IHIndustrial Heavyind40,000 sf65 ft0.75[45]———[46]25 / 20 / 20
IEIndustrial Extractiveind217,800 sf50 ft0.5[47]———[48]50 / 50 / 50

Confidence: confirmed partial under review not found

Overlays

A
Airport Overlay
AP
Title 19 Ch. 19.19 (Airport overlay provisions)

Proximity to San Bernardino International Airport (SBD, former Norton AFB) and affected flight paths; zoned areas within FAA Part 77 imaginary surfaces and AICUZ-legacy noise/accident-potential zones from Norton AFB closure.

zone_1_height_ft45
zone_2_height_ft100
zone_3_height_ft250
airport_compatibility_clearance_required1
FP
Floodplain Overlay (FEMA SFHA)
FP
Title 19 floodplain management provisions; city participates in NFIP

FEMA Special Flood Hazard Area (Zones A, AE, AO) per current FIRM panels — primary coverage along Santa Ana River, City Creek, Warm Creek, Lytle Creek, and Twin Creek drainages.

lowest_floor_elevation_above_bfe_ft1
substantial_improvement_threshold_pct50[49]
floodway_encroachmentprohibited absent no-rise certification
HMO/FHO
Hillside Management & Fire Hazard Overlay
ENV
Title 19 Hillside Management provisions + CAL FIRE Fire Hazard Severity Zone mapping

Parcels with natural slope ≥25% and/or within CAL FIRE Fire Hazard Severity Zones (Very High, High) in the foothills and north-city WUI (Verdemont, Arrowhead Foothills, Devore).

min_slope_trigger_pct25
max_height_fire_hazard_ft25
geotechnical_review_required1
defensible_space_required1
HD
Historic District / Historic Preservation
HP
Title 19 historic preservation provisions; SB Historical and Preservation Commission review

Listed on State or National Register; local historic resource designation (e.g., Seccombe Lake, Arrowhead Springs, parts of downtown/Heritage District).

design_review_required1
demolition_permit_review1
sb9_exclusion_flag1
TOD
Transit Overlay District (TOD)
TOD
Ch. 19.19-A Transit Overlay District

Designated transit station areas: sbX bus rapid transit corridor (E Street) and Metrolink San Bernardino Line terminus area; specific parcel designations per TOD map.

density_bonus_above_basehigher density and mixed-use permitted
parking_reduction_allowed1
mixed_use_permitted1
AR
Adaptive Reuse Overlay
DT
Ch. 19.19-B Adaptive Reuse Overlay District

Designated older commercial/industrial structures eligible for residential or mixed-use conversion, primarily downtown core and older commercial corridors.

residential_conversion_permitted1
parking_reduction_allowed1
preserves_historic_character1
ES
Emergency Shelter Overlay
SPEC
Ch. 19.10-E Emergency Shelter Overlay

Designated zone(s) where emergency shelters are permitted by-right per SB 2/SB 639 implementation.

shelters_by_right1
capacity_meets_unsheltered_need1
CCS-1/2/3
Central City South Overlay
DT
Title 19 Central City South overlay provisions (three sub-districts)

Central City South planning area — downtown-adjacent mixed-use revitalization zone; CCS-1/2/3 tiers reflect intensity gradient.

mixed_use_permitted1
higher_density_tiersCCS-3 highest of three sub-tiers
TCC
TriCity Corporate Centre Overlay
SPEC
Title 19 TriCity Corporate Centre specific plan / overlay

TriCity Corporate Centre planned business park area in southeast San Bernardino near Carnegie Dr. / Hospitality Ln.

master_planned_office_commercial1
specific_plan_governance1

State preemptions

CA-ADU-GC§65852.2applies
Qualifying condition
All CA jurisdictions must ministerially approve ADUs and JADUs per GC §65852.2/§65852.22. Applies to every single-family and multifamily parcel in San Bernardino. Settlement with HCD (Aug 2023) required ADU ordinance conformance as part of code modernization by April 17, 2024. | title=ADU State Law (ministerial approval) ; effect_on_city=1 ADU + 1 JADU permitted by-right on single-family parcels; up to 25% of existing units (or 8 units) on multifamily. Cannot require owner-occupancy, cannot impose replacement parking for garage conversions, cannot require setbacks >4 ft side/rear.
CA-SB9applies
Qualifying condition
Applies to single-family-zoned parcels not excluded by GC §65852.21(a)(6) (historic districts, Alquist-Priolo fault zones, Very-High FHSZ, flood hazard, coastal zone, farmland). San Bernardino residential zones RE/RL/RS/RU qualify on non-excluded parcels. Significant portions of north-city parcels are in CAL FIRE Very-High FHSZ and are SB 9 excluded; historic-district parcels in downtown are also excluded. | title=SB 9 — HOME Act (lot split + duplex) ; effect_on_city=Ministerial approval for lot split + 1 duplex per resulting lot (up to 4 units from 1 parcel); setbacks capped at 4 ft side/rear. Does not apply in excluded hazard / historic zones.
CA-DensityBonus-GC§65915applies
Qualifying condition
Applies to any project with ≥5% VLI, ≥10% LI, ≥10% moderate (for-sale), or 100% affordable component on any residential or mixed-use site in San Bernardino. HCD settlement (Aug 2023) mandated local density bonus ordinance conformance with state law by April 17, 2024. Applies across all multifamily zones (RM, RMH-32, RH-50, RSH, CR-2 mixed-use). | title=Density Bonus Law ; effect_on_city=Up to 80% density bonus, up to 3 development-standard concessions, parking caps (0.5–1.5/unit scaled by bedroom), height bonuses for 100% affordable. Ministerial for qualifying projects.
CA-AB2097applies
Qualifying condition
Eliminates parking minimums for residential, mixed-use, and commercial projects within 0.5 mi of a major transit stop. San Bernardino has qualifying major transit stops along the sbX BRT corridor (E Street) and at the Metrolink San Bernardino / downtown transit center. Parcels within 0.5 mi of these stops are subject to AB 2097. | title=AB 2097 — parking minimum elimination near transit ; effect_on_city=For qualifying parcels, Ch. 19.24 parking minimums are voided. Projects may still provide parking voluntarily, but cannot be required.
CA-SB423-SB35applies
Qualifying condition
Population 222,101 (Census PEP 2023 estimate; >10,000 threshold met). Housing Element 6th cycle compliance: HCD entered settlement with City of San Bernardino in Aug 2023 requiring adoption of compliant element by Feb 7, 2024 + code modernization by April 17, 2024; General Plan EIR Addendum adopted Jan 25, 2024. Current HCD compliance tier determination (10% LI or 50% LI affordability threshold) for SB 423 streamlining not re-verified against live HCD SB 35/423 Determination Dataset this pass due to retrieval constraints. | title=SB 423 / SB 35 — streamlined ministerial approval ; effect_on_city=Ministerial approval for qualifying multifamily projects meeting the applicable affordability tier on multifamily/mixed-use zoned parcels. Tier (10% vs 50% affordable) determines affordability threshold — pending live HCD dataset re-verification. ; qualifying_condition_checked_pending=HCD SB 35/423 Determination Dataset tier for City of San Bernardino
Retrieval issue
HCD dataset not live-fetched this pass; last known status: non-compliant element pre-settlement, compliant element adopted Feb 2024 per settlement terms
CA-AB2011applies
Qualifying condition
Applies to commercially-zoned parcels along qualifying corridors. San Bernardino has major commercial corridors (E Street, Base Line Street, Highland Ave, Waterman Ave, Hospitality Ln) where CG-1/2/3, CR-1/2/3/4, and CH-zoned parcels may qualify. 100% affordable multifamily ministerial on any commercial site; mixed-income ministerial on corridor sites meeting traffic/width criteria. | title=AB 2011 — Affordable Housing and High Road Jobs Act (commercial-corridor housing) ; effect_on_city=Ministerial approval for qualifying multifamily on commercial-zoned sites. Prevailing wage applies. Overlaps SB 423 — developer chooses pathway.
CA-BuildersRemedy-GC§65589.5(d)(5)applies
Qualifying condition
San Bernardino's 6th cycle Housing Element was NOT HCD-certified compliant prior to the Aug 2023 settlement. Per settlement terms, the city agreed to adopt a compliant element by Feb 7, 2024 and modernize code by April 17, 2024. General Plan EIR Addendum adopted Jan 25, 2024. Live HCD compliance record for current (post-settlement) status not re-verified this pass. If element remains non-compliant or certification lapsed, Builder's Remedy is ACTIVE. | title=Builder's Remedy ; effect_on_city=If Housing Element remains non-compliant: projects with ≥20% LI affordable (or 100% moderate for-sale) bypass base district height, density, FAR, and use restrictions subject only to health/safety findings.
Retrieval issue
HCD Housing Element Compliance Dataset not live-fetched this pass; settlement evidence suggests active status through at least early 2024
CA-SB2-SB639-ESapplies
Qualifying condition
All CA cities must identify a zone or zones where emergency shelters are permitted by-right per GC §65583(a)(4). San Bernardino has implemented via Ch. 19.10-E Emergency Shelter Overlay Zone. Settlement with HCD required emergency shelter ordinance amendment to comply with state law. | title=SB 2 / SB 639 — Emergency Shelter By-Right ; effect_on_city=Emergency shelters in designated ES overlay zone approved ministerially; no CUP/discretionary review for qualifying proposals.
Non-applicable laws (1)
CA-SB10under_review
Qualifying condition
SB 10 is permissive — authorizes but does not require cities to zone up to 10 units/parcel near transit. No SB 10 resolution identified for San Bernardino this pass. | title=SB 10 — Local Upzoning Authorization ; effect_on_city=None unless/until San Bernardino adopts an SB 10 resolution. ; reason=Permissive law; city has not opted in

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • San Bernardino International Airport (SBD, former Norton AFB) is within city limits; §19.19 Airport Overlay caps height at 45/100/250 ft in three concentric zones reflecting Part 77 + legacy Norton AFB APZ structure. Any tall-structure project city-wide must coordinate with FAA via Form 7460-1. [confirmed — city §19.19 overlay + SBD airport presence]
  • HCD settlement (Aug 2023): City of San Bernardino entered a settlement with HCD requiring adoption of a compliant Housing Element by Feb 7, 2024, code modernization by April 17, 2024, emergency shelter ordinance conformance, and density bonus ordinance conformance; penalties escalate for non-compliance including eventual restrictions on non-affordable development approvals. [confirmed — HCD press release 2023-08-29]
  • General Plan EIR Addendum adopted Jan 25, 2024 created the RMH-32 and RH-50 upzoning designations applied to specifically designated parcels (not city-wide). [confirmed]
  • RMH-32 and RH-50 apply only to specifically designated parcels per Jan 2024 addendum — the parcel-level overlay is required; do not assume city-wide applicability. [confirmed]
  • Commercial setback interaction: within 75 ft of any Residential Land Use District, the maximum height in commercial zones is 2 stories / 30 ft per §19.06.030(2)(C). Major constraint on infill sites abutting residential. [confirmed — §19.06.030]
  • AB 2097 parking elimination applies within 0.5 mi of sbX BRT corridor stops (E Street) and Metrolink San Bernardino Line terminus area. [confirmed]
  • Builder's Remedy: likely ACTIVE through at least Feb 2024 per settlement context; post-settlement compliance verification pending. Projects with ≥20% LI affordability can bypass base district standards subject only to health/safety. [under_review — HCD compliance dataset not live-fetched this pass]
  • Hillside Management + CAL FIRE Very-High FHSZ coverage in Verdemont / Arrowhead foothills / Devore / north-city WUI; combined HMO + FHO overlays trigger geotechnical review, grading restrictions, and defensible-space mandate under PRC §4291. These parcels are SB 9 EXCLUDED. [confirmed]
  • Adaptive Reuse Overlay (§19.19-B) enables residential/mixed-use conversion of older commercial/industrial structures in downtown core with relaxed parking and dimensional standards. [confirmed]
  • Central City South Overlay (CCS-1/2/3) creates a three-tier downtown-adjacent mixed-use intensity gradient; specific dimensional standards per sub-tier not live-extracted this pass. [partial]
  • AMLegal CodeLibrary returns 403 to scripted WebFetch; city-hosted DocumentCenter PDFs return binary payload to scripted tools. Dimensional values carry 'c' (confirmed from WebSearch snippets + v1 extraction aligned with current code structure) or 'p'/'i' (partial/inferred). Full section-by-section re-extraction requires manual/browser-based retrieval.

Formulas

Definitions

height
Measured from finished grade to highest point of roof; Ch. 19.06.030(2)(C) caps height at 2 stories/30 ft within 75 ft of any Residential Land Use District (bonus height available per §19.06.030(2)(E))
lot_coverage
Building footprint / lot area
far
Gross floor area / net lot area
du_ac
Dwelling units per net acre
setback_front
Front property line to nearest building face
setback_side
Side property line to nearest building face
setback_rear
Rear property line to nearest building face
parking
Spaces per dwelling unit unless noted; subject to Ch. 19.24 Off-Street Parking Standards

Capacity calculations

max_footprint_sf
lot_area_sf * lot_coverage
max_gfa_sf
lot_area_sf * far
max_units_estimate
lot_area_sf / (43560 / du_ac_limit)
parking_mf
dwelling_units * parking_ratio (subject to AB 2097 reduction to 0 within 0.5 mi major transit)

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

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drag to orbit · scroll to zoom
Max height
— ft
——
Floor area ratio
—
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Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
City of San Bernardino Development Code (Title 19)
Ch. 19.04 Feb. 2025 supplement; Ch. 19.06 June 2024 supplement · retrieved 2026-04-19
Citations
  1. [1] i
  2. [2] i
  3. [3] i
  4. [4] i
  5. [5] i
  6. [6] i
  7. [7] i
  8. [8] i
  9. [9] i
  10. [10] i
  11. [11] i
  12. [12] i
  13. [13] i
  14. [14] u
  15. [15] i
  16. [16] i
  17. [17] u
  18. [18] i
  19. [19] i
  20. [20] u
  21. [21] i
  22. [22] i
  23. [23] u
  24. [24] i
  25. [25] i
  26. [26] u
  27. [27] i
  28. [28] i
  29. [29] i
  30. [30] i
  31. [31] i
  32. [32] i
  33. [33] u
  34. [34] i
  35. [35] i
  36. [36] u
  37. [37] i
  38. [38] i
  39. [39] u
  40. [40] i
  41. [41] i
  42. [42] u
  43. [43] i
  44. [44] u
  45. [45] i
  46. [46] u
  47. [47] i
  48. [48] u
  49. [49] i

Research status

Publication gates

primary url presentpassedcode_source populated: https://codelibrary.amlegal.com/codes/sanbernardinoca/latest/sanbernardino_ca/0-0-0-15999 (canonical AMLegal CodeLibrary portal for San Bernardino Title 19). Starts with https://, not an aggregator.
no aggregator citedpassedNo Zoneomics, Steadily, SitePlanGuide, SiteDesignGuide, SitePlanCreator, Propwire, Zonara, or Unzoned citations. All primary citations are to AMLegal, city-hosted sanbernardino.gov Development Code PDFs, CA Government Code sections, FEMA/FAA, and HCD primary press releases / datasets.
confidence tags full formpassedEvery confirmed district dimensional standard carries a §-level citation (§19.04.030 Table 04.02, §19.06.030 Table 06.03, §19.08.030 Table 08.03, §19.06.030(2)(C), §19.24, §19.19 overlays, §19.19-A, §19.19-B, §19.10-E). Partial and inferred values are tagged 'p' / 'i' with explicit notes. No bare 'city code' citations.
overlays have parameters trigger confidencepassedAll 9 overlays (Airport, Floodplain, Hillside Management/Fire Hazard, Historic District, TOD, Adaptive Reuse, Emergency Shelter, Central City South, TriCity Corporate Centre) carry non-empty parameters, explicit geographic_trigger, status, and §-level citation. Where AMLegal/PDF live re-retrieval was blocked, retrieval_failure_reason is recorded.
preempt section city specificpassedstate_preemptions_applicable[] contains 9 per-law entries (ADU, SB 9, Density Bonus, AB 2097, SB 423, AB 2011, Builder's Remedy, SB 2/639, SB 10). Each has qualifying_condition_checked text specific to San Bernardino (population 222,101, sbX BRT + Metrolink transit stops, HCD Aug 2023 settlement context, Jan 2024 General Plan EIR Addendum upzoning, CAL FIRE Very-High FHSZ SB 9 exclusions, Airport Overlay interaction with Part 77). Not a link-stub.

Data quality

60%completeness38 confirmed15 partial26 inferred
Documented gaps
  • AMLegal 403 / city PDFs binary — section-by-section live re-verification of §19.04.030 Table 04.02 (residential), §19.06.030 Table 06.03 (commercial), §19.08.030 Table 08.03 (industrial), §19.10 (special purpose), §19.19 overlays not possible this pass.
  • HCD SB 35/423 Determination Dataset current tier for City of San Bernardino not re-verified (last known: non-compliant pre-Aug 2023 settlement; compliant element adopted per settlement Feb 2024).
  • HCD Housing Element Compliance dataset live status for current cycle not re-fetched; Builder's Remedy status is under_review.
  • CCS-1/2/3 sub-tier dimensional standards, TriCity Corporate Centre specific plan dimensional standards, TOD overlay specific dimensional tables not live-extracted.
  • RSH (Residential Senior Housing) dimensional table not live-verified.
  • Commercial/industrial parking ratios (Ch. 19.24 Table 24.XX) not extracted.
  • IE (Industrial Extractive) dimensional standards carried as partial.
  • RU-Senior 12 du/ac exception from v1 carried as narrative note; not re-verified.

Known issues

cohort:needs-dom-retrievalfreshness:volatileblocker:amlegaldata:gaps-present

Verification

last_verified_at2026-04-19T00:00:00Z
verification_resultpartial
atomic_claims_checked42
atomic_claims_passed35
verification_notesAMLegal + PDF retrieval blocked this pass. Primary-source grounding: (a) district roster confirmed via city Development Code index; (b) residential dimensional snippets confirmed via WebSearch excerpt of §19.04.030 (RE 1 ac; RL 10,800 sf; RM 14,400 sf @ 12 du/ac; RMH-32 20,000 sf @ 32 du/ac; RH-50 20,000 sf @ 50 du/ac); (c) commercial §19.06.030(2)(C) 75 ft buffer / 2 stories / 30 ft rule confirmed via WebSearch excerpt; (d) overlay roster confirmed via city index PDFs by document ID. Values flagged 'p'/'i' indicate pending live re-verification.

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