Zoning › California › San Mateo County › San Bruno

San Bruno, CA Zoning

Euclidean-zoning. 19 districts · 5 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
letter-code

San Bruno uses a letter-code naming convention in its residential districts (R-1, R-2, R-3, R-4) where the number indicates increasing density tier, not a formula-encoded dimension. Commercial and industrial districts use descriptive letter codes (C-N, C-B-D, A-R, M-1). Post-2021 mixed-use districts use acronyms (C-B-D, TOD-S, TOD-1, TOD-2, MXR). Bayhill Specific Plan districts (BNC, BRO) are plan-specific designations.

Worth knowing
  • Ordinance 1284 (adopted June 1977) imposes a citywide building height limit of 50 feet and 3 stories on all buildings in San Bruno outside the TCP area. Measure N (voter-approved) increased height limits within the Transit Corridors Plan area: up to 90 ft/7 stories near Caltrain, 70 ft/5 stories on El Camino Real, 65 ft/5 stories on San Bruno Avenue, and 55 ft/4 stories on San Mateo Avenue. Source: Housing Element §3-11.
  • San Francisco International Airport (SFO) is located immediately east of San Bruno and imposes significant constraints on eastern portions of the city: FAA Part 77 airspace surfaces limit structure heights, and properties in CNEL 65+ dB noise zones are incompatible with residential use per the SFO ALUCP. The Tanforan site housing proposal required ALUC override due to noise incompatibility.
  • The Transit Corridors Plan (2021, Phase II) rezoned properties along San Bruno Avenue, El Camino Real, and San Mateo Avenue, replacing the former C-B-D district with new Chapter 12.280 mixed-use districts (CBD, TOD-S, TOD-1, TOD-2, MXR). The former Combining Industrial District was rezoned to TOD-S.

+ 3 more in Quirks & notes

Districts

spec 7com 5res_sf 2res_mf 2off 2ind 1
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R-1Single-Family Residentialres_sf5,000 sf[4]35 ft[5]40[6]—[7]——[8]15[1] / 5[2] / 10[3]
R-2Single-Family Residential — Duplex Permittedres_sf5,000 sf[12]35 ft[13]55[14]———[15]15[9] / 5[10] / 10[11]
R-3Medium Density Residentialres_mf5,000 sf[19]50 ft[20]60[21]———[22]15[16] / 5[17] / 10[18]
R-4High Density Residentialres_mf5,000 sf[26]50 ft[27]60[28]———[29]15[23] / 5[24] / 10[25]
C-NNeighborhood Commercialcom5,000 sf[33]35 ft[34]60[35]1.2[36]———[30] / —[31] / —[32]
CGeneral Commercialcom—[40]35 ft[41]60[42]————[37] / —[38] / —[39]
C-B-DCentral Business Districtcom—[46]55 ft[47]—3[48]——10[43] / 5[44] / —[45]
C-MCommercial-Manufacturingcom—[49]—[50]————— / — / —
M-1Industrialind8,000 sf[54]35 ft[55]60[56]————[51] / —[52] / —[53]
A-RAdministrative and Researchoff43,560 sf[60]40 ft[61]40[62]———40[57] / 25[58] / 25[59]
OOpen Spacespec—[63]—[64]————— / — / —
UUnclassifiedspec—[65]—[66]————— / — / —
TODSTOD — Station Officespec—[70]65 ft[71]—2[72]——5[67] / 5[68] / —[69]
TOD1TOD — Medium Density Mixed-Usespec—[76]65 ft[77]—2[78]——5[73] / 5[74] / —[75]
TOD2TOD — High Density Mixed-Usespec—[82]70 ft[83]—2[84]——5[79] / 5[80] / —[81]
MXRMulti Use — Residential Focusspec—[88]50 ft[89]—2[90]40[91]—5[85] / 5[86] / —[87]
BNCBayhill Neighborhood Commercialcom—[92]—[93]————— / — / —
BROBayhill Regional Officeoff—[94]—[95]————— / — / —
P-DPlanned Developmentspec—[96]—[97]————— / — / —

Confidence: confirmed partial under review not found

Overlays

SFO_ALUCP
San Francisco International Airport Land Use Compatibility Plan
AP
SFO ALUCP (adopted by ALUC); GC §65302.3

Properties within the SFO Airport Influence Area (AIA) as mapped by the San Mateo County Airport Land Use Commission (ALUC). Eastern portions of San Bruno are within noise and safety zones.

noise_zonesProperties in CNEL 60+ dB zones subject to noise compatibility review; some residential uses incompatible in highest zones (CNEL 65+ dB).
height_restrictionFAA Part 77 airspace surfaces impose height limits on structures near SFO; ALUC reviews development within AIA.
overflight_disclosureReal estate disclosure notices required for properties in overflight notification area per state law.
housing_element_noteCity anticipates ALUC override for Tanforan site housing due to noise incompatibility per SFO ALUCP.
FP
Floodplain Overlay
FP
§12.84 (General Provisions, Conditions and Exceptions); FEMA FIRMs

Areas of Special Flood Hazard as identified by FEMA on Flood Insurance Rate Maps (FIRMs) for San Mateo County.

elevationLowest floors of new residential structures must be elevated above Base Flood Elevation (BFE) per FEMA NFIP requirements incorporated into city code.
permit_requiredDevelopment within SFHA requires compliance with floodplain management provisions of §12.84.
ALUCP_HEIGHT
FAA Part 77 Airspace Height Restriction
AP
FAA Part 77; SFO ALUCP §3

Properties within imaginary surfaces (horizontal, conical, approach, transitional) surrounding SFO. Portions of eastern San Bruno fall within approach surfaces.

height_limitHeight limits vary by distance from runway and surface type; range from sea-level datum restrictions to graduated limits per Part 77 surfaces.
review_requiredStructures potentially penetrating Part 77 surfaces require FAA notice and ALUC review.
TCP
Transit Corridors Plan Area
TOD
San Bruno Transit Corridors Plan (2021); §12.280

Properties along San Bruno Avenue, El Camino Real, and San Mateo Avenue within proximity to BART and Caltrain stations, as mapped in the Transit Corridors Plan.

max_unitsMaximum 1,610 housing units in the TCP area (City Council action required to increase).
far_base2.0 FAR for parcels under 20,000 sq ft; no FAR limit for parcels 20,000 sq ft or larger.
height_increaseMeasure N increased height limits: up to 70 ft/5 stories along El Camino Real, 65 ft/5 stories along San Bruno Avenue, 55 ft/4 stories along San Mateo Avenue, 90 ft/7 stories near Caltrain station.
stepbacksRequired stepbacks: 15 ft above 3rd or 4th story facing corridor street; 15 ft above 3rd story adjacent to R-1 or R-2.
AH_INCL
Affordable Housing Inclusionary Program
AH
§12.230

All new rental residential projects in any zoning district.

on_site_requiredAll rental projects must provide on-site affordable units per §12.230.030.
income_targetingAllocation of affordable units targets specific income groups as specified in §12.230.030.

State preemptions

ca-density-bonus-lawapplies
Qualifying condition
Statewide mandate (GC §65915). San Bruno population 45,094 (2020 Census). No population threshold for this law. All residential and mixed-use zones qualify. Housing Element documents ongoing use of density bonus concessions.
Source
California Government Code §65915
Effect
Up to 80% base density bonus (stackable per AB 1287 to 100%); reduced parking ratios per §65915(p); 1–4 development incentives/concessions depending on affordability tier.
ca-sb9-home-actapplies
Qualifying condition
San Bruno has single-family zones (R-1, R-1-D, R-2) subject to SB 9 ministerial lot splits and 2-unit conversions. City is not an exempt rural jurisdiction (pop. 45,094 > 25,000 threshold). Parcels within SFHA or high-fire areas individually assessed per parcel.
Source
California Government Code §65852.21, §66411.7
Effect
Enables up to 4 units by-right on qualifying single-family parcels via lot split and/or two duplex units; caps side/rear setbacks at 4 ft; overrides local minimum lot sizes for qualifying splits.
ca-ab2097-parking-transitapplies
Qualifying condition
San Bruno has qualifying major transit stops: both San Bruno BART station and San Bruno Caltrain station are within the city. Under GC §65863.2, parking minimums cannot be imposed on projects within 0.5 miles of these stations. Population 45,094 > population threshold does not apply (law is stop-based, no population floor). Housing Element documents requests for parking reductions near transit.
Source
GC §65863.2; San Bruno BART station (SamTrans/BART) and San Bruno Caltrain station confirmed as major transit stops
Effect
Parking minimums eliminated by right for residential, commercial, and mixed-use projects within 0.5 miles of San Bruno BART or Caltrain station.
ca-sb423-streamlinedapplies
Qualifying condition
San Bruno HCD data: housing_element compliance_status=In (6th Cycle, certified 2024-10-21). SB 35 tier=10% (lower_pct_complete=14.9%, above_mod_pct_complete=12.3%, 10pct_flag=Yes, 50pct_flag=No). City is subject to 10% affordability tier for streamlined ministerial approval. Source: hcd-ca-lookup.json (HCD APR data).
Source
CA HCD Housing Element Compliance and SB 35/423 Streamlining Determination; hcd-ca-lookup.json retrieved 2026-06-02
Effect
Streamlined ministerial approval for multifamily or mixed-use projects with at least 10% affordable housing units. Bypasses discretionary review and CEQA for qualifying projects. Prevailing wage applies for projects with 10+ units.
ca-ab2011-affordable-housing-high-roadapplies
Qualifying condition
San Bruno has qualifying commercially zoned parcels along transit corridors (El Camino Real, San Bruno Avenue, San Mateo Avenue) zoned C-N, C-B-D, C, and mixed-use TOD districts meeting AB 2011 corridor requirements. These corridors are served by BART and Caltrain.
Source
California Government Code §65912.100 et seq.
Effect
Provides ministerial by-right development pathway for multifamily and mixed-use residential on qualifying commercially zoned parcels along transit corridors, overriding base density and setbacks.
ca-adu-jaduapplies
Qualifying condition
Statewide mandate. Applies to all residential zones in San Bruno (R-1 through R-4) and mixed-use districts (CBD, TOD-S, TOD-1, TOD-2, MXR). Local ADU rules confirmed at smcadu.org/local-rules/san-bruno/: ADUs permitted in R1-R4 and mixed-use districts; JADUs in R1 only; max ADU size 850-1,200 sq ft per bedroom count and lot size; 4 ft side/rear setback; no parking required within 0.5 miles of transit.
Source
California Government Code §65852.2, §65852.22; San Mateo County ADU Resource Center (smcadu.org/local-rules/san-bruno/)
Effect
At least one ADU (up to 1,200 sq ft) and one JADU (up to 500 sq ft) permitted by right on single-family lots; multiple ADUs on multifamily lots; 4 ft side/rear setback override; no parking within transit area.
Non-applicable laws (2)
ca-builders-remedydoes_not_apply
Qualifying condition
San Bruno 6th Cycle Housing Element: record_type=Adopted, compliance_status=In, review_status=In, reviewed_date=2024-10-21 (HCD certified compliant). City is not subject to Builder's Remedy while HCD certification remains active. Source: hcd-ca-lookup.json.
Source
CA HCD Housing Element Compliance Report (2026); hcd-ca-lookup.json
Effect
Builder's Remedy inactive for current 6th Cycle while HCD certification remains active.
ca-sb10-local-upzoningdoes_not_apply
Qualifying condition
No evidence found that San Bruno City Council has adopted a local SB 10 resolution to opt into upzoning authority. SB 10 is voluntary; without City Council action, the law has no effect.
Source
California Government Code §65913.5; no local resolution found in San Bruno code or Housing Element.
Effect
SB 10 upzoning authority inactive — no local resolution adopted.

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

  • Ordinance 1284 (adopted June 1977) imposes a citywide building height limit of 50 feet and 3 stories on all buildings in San Bruno outside the TCP area. Measure N (voter-approved) increased height limits within the Transit Corridors Plan area: up to 90 ft/7 stories near Caltrain, 70 ft/5 stories on El Camino Real, 65 ft/5 stories on San Bruno Avenue, and 55 ft/4 stories on San Mateo Avenue. Source: Housing Element §3-11.
  • San Francisco International Airport (SFO) is located immediately east of San Bruno and imposes significant constraints on eastern portions of the city: FAA Part 77 airspace surfaces limit structure heights, and properties in CNEL 65+ dB noise zones are incompatible with residential use per the SFO ALUCP. The Tanforan site housing proposal required ALUC override due to noise incompatibility.
  • The Transit Corridors Plan (2021, Phase II) rezoned properties along San Bruno Avenue, El Camino Real, and San Mateo Avenue, replacing the former C-B-D district with new Chapter 12.280 mixed-use districts (CBD, TOD-S, TOD-1, TOD-2, MXR). The former Combining Industrial District was rezoned to TOD-S.
  • R-1 and R-2 districts use FAR (not density) as the primary building size control. The Housing Element documents an implied FAR of approximately 0.55 (2,750 sq ft GFA on a 5,000 sq ft lot) with lot coverage capped at approximately 2,200 sq ft. eCode360 access was blocked by Cloudflare during research (2026-06-02), preventing confirmation of the exact FAR ratio from code text.
  • The Zoning_by_Parcel FeatureServer (services2.arcgis.com/iLsFVn6d1pmqKEfA) includes a ZoningURL field linking each parcel to its applicable eCode360 section — a direct code-to-GIS citation link that confirms district assignments. The GIS layer has 19 distinct district codes in active use.
  • The Bayhill Shopping Center area uses two specific-plan-based districts (BNC and BRO) under Chapter 12.290 (Bayhill Specific Plan Districts). A BR Overlay allows residential development in the BRO zone. Up to 210 units could be developed at Bayhill under the Mixed-Use Overlay.

Formulas

Definitions

height
Vertical distance from the average finished grade at the front of the building to the highest point of the roof. §12.80
density
Dwelling units per net acre for general plan; minimum lot area per dwelling unit (sq ft) for R-2, R-3, R-4 zoning code.
setback
Minimum horizontal distance from the property line to the nearest wall of any structure. §12.80
lot_coverage
Percentage of total lot area covered by all structures including accessory structures. R-1/R-2 expressed as percentage of structures; all residential also have separate impervious surface limit. §12.200
far
Total gross floor area divided by net parcel area. Used in R-1/R-2 residential and all mixed-use districts. §12.280

Capacity calculations

r1_far_note
R-1 and R-2 districts use FAR to control building size; Housing Element cites FAR allowing ~2,750 sq ft gross floor area on a 5,000 sf lot (implying ~0.55 FAR), with ~2,200 sq ft lot coverage allowed.

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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— ft
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Parking
— /unit
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— du/ac
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— sf
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District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://ecode360.com/SA5001
retrieved 2026-06-02
Citations
  1. [1] §12.96.060
  2. [2] §12.96.060
  3. [3] §12.96.060
  4. [4] §12.96.060
  5. [5] §12.96.060
  6. [6] §12.96.060
  7. [7] §12.96.060
  8. [8] §12.100
  9. [9] §12.96.070
  10. [10] §12.96.070
  11. [11] §12.96.070
  12. [12] §12.96.070
  13. [13] §12.96.070
  14. [14] §12.96.070
  15. [15] §12.100
  16. [16] §12.96.080
  17. [17] §12.96.080
  18. [18] §12.96.080
  19. [19] §12.96.080
  20. [20] §12.96.080
  21. [21] §12.96.080
  22. [22] §12.100
  23. [23] §12.96.090
  24. [24] §12.96.090
  25. [25] §12.96.090
  26. [26] §12.96.090
  27. [27] §12.96.090
  28. [28] §12.96.090
  29. [29] §12.100
  30. [30] §12.96.100
  31. [31] §12.96.100
  32. [32] §12.96.100
  33. [33] §12.96.100
  34. [34] §12.96.100
  35. [35] §12.96.100
  36. [36] §12.96.100
  37. [37] §12.96.110
  38. [38] §12.96.110
  39. [39] §12.96.110
  40. [40] §12.96.110
  41. [41] §12.96.110
  42. [42] §12.96.110
  43. [43] §12.280
  44. [44] §12.280
  45. [45] §12.280
  46. [46] §12.280
  47. [47] §12.280
  48. [48] §12.280
  49. [49] §12.96
  50. [50] §12.96
  51. [51] §12.96.130
  52. [52] §12.96.130
  53. [53] §12.96.130
  54. [54] §12.96.130
  55. [55] §12.96.130
  56. [56] §12.96.130
  57. [57] §12.96.140
  58. [58] §12.96.140
  59. [59] §12.96.140
  60. [60] §12.96.140
  61. [61] §12.96.140
  62. [62] §12.96.140
  63. [63] §12.96
  64. [64] §12.96
  65. [65] §12.96.040
  66. [66] §12.96.040
  67. [67] §12.280
  68. [68] §12.280
  69. [69] §12.280
  70. [70] §12.280
  71. [71] §12.280
  72. [72] §12.280
  73. [73] §12.280
  74. [74] §12.280
  75. [75] §12.280
  76. [76] §12.280
  77. [77] §12.280
  78. [78] §12.280
  79. [79] §12.280
  80. [80] §12.280
  81. [81] §12.280
  82. [82] §12.280
  83. [83] §12.280
  84. [84] §12.280
  85. [85] §12.280
  86. [86] §12.280
  87. [87] §12.280
  88. [88] §12.280
  89. [89] §12.280
  90. [90] §12.280
  91. [91] §12.280
  92. [92] §12.290
  93. [93] §12.290
  94. [94] §12.290
  95. [95] §12.290
  96. [96] §12.96.150
  97. [97] §12.96.150

Research status

Publication gates

primary url presentpassedhttps://ecode360.com/SA5001 — confirmed as San Bruno's canonical eCode360 entry; not an aggregator domain
no aggregator citedpassedscan clean — no zoneomics, steadily, siteplanguide, propwire, zonara, or unzoned citations in record
confidence tags full formpassed38 confirmed fields carry §-citations (§12.96.060 through §12.280, §12.230, §12.100); 22 partial fields carry explicit partial status with what_is_confirmed/what_is_missing
overlays have parameters trigger confidencepassedAll 5 overlays have non-empty params, trigger, status, and citation: SFO_ALUCP, FP, ALUCP_HEIGHT, TCP, AH_INCL
preempt section city specificpassed8 CA laws with qualifying_condition_checked containing San Bruno-specific numeric inputs: pop=45,094, HCD 6th Cycle certified 2024-10-21, SB35 tier=10%, BART+Caltrain station presence confirmed

Data quality

72%completeness38 confirmed22 partial
Documented gaps
  • eCode360 Cloudflare block prevented direct access to §12.96 text for C, C-M, O, U district standards and exact FAR ratios for R-1/R-2.
  • BNC and BRO Bayhill Specific Plan district standards (§12.290) not confirmed from primary text.
  • Commercial district setbacks (C, C-N, M-1) not fully confirmed beyond general 'no minimum setback' provision.

Verification

last_verified_at2026-06-02T00:00:00Z
verifier_specialistzoning-research-subagent
verifier_version1.0
verification_resultpassed
verification_notesKey claims verified: R-1/R-2/R-3/R-4 setbacks corroborated by multiple web search snippets of eCode360 §12.96 text. Mixed-use FAR/height from Housing Element Table 3-3 (cites zoning ordinance). GIS endpoint gates all passed. HCD data from hcd-ca-lookup.json. eCode360 is confirmed as primary platform (Municode does not host San Bruno). Belmont GIS endpoint rejected on source-jurisdiction grounds.

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