San Bernardino | Zoning districts

San Bernardino, California Zoning Districts: Residential Zones, Homes per Acre, Allowed Uses, Commercial Zones, Overlays and Specific Plans

A zoning district, or zone, is the set of rules that says what may be built on a lot. In the City of San Bernardino those rules are Title 19 of the Municipal Code, which the City calls the Development Code. The City posts its own copy, one PDF per chapter, on its Development Code page. This page lists the eight residential zones, the number of homes each allows, the uses each permits, the commercial zones that take homes, and the overlays and specific plans that change the rules on some lots. The San Bernardino overview has the summary.

The Eight Residential Zones

Source: San Bernardino Development Code, Section 19.04.030, Table 04.02 (pages dated Feb. 2025). Lot depth is 100 feet in every zone but RSH, where it is 150 feet.

Section 19.02.060 establishes the zones, and Chapter 19.04 gives each one a purpose. A net acre is an acre of land after streets and other areas given to the public are taken out. The code defines net site area as the area of a parcel "after public street easements or other areas to be dedicated or reserved for public use are deducted."

• RE. "This zone is intended for low density residential units located on large lots and conveying an 'estate' character with a minimum lot size of 1 net acre per unit."
• RL. The zone is for "low-density, large lot, single-family detached residential units with a minimum average lot size of 10,800 square feet."
• RS. The zone is for "single-family detached units in a suburban setting with a minimum lot size of 7,200 square feet, and a maximum density of 4.5 units per net acre."
• RU. The zone is for "detached and attached units, duplex, mobile home parks, and small lot subdivisions as part of a planned residential development where the intent is to consolidate lots to achieve maximum open space."
• RM, RMH and RH. "These zones are intended to promote the development of multi-family townhomes, condominiums, and apartments."
• RSH. An overlay for student housing complexes on lots "within 500 feet of California State University San Bernardino" that are at least five acres, on two named sites on Northpark Boulevard.

How the Density Number Works on a Lot

Density is the number of homes for each acre of land. To find the count for a lot, multiply the lot's net area in acres by the zone's number. An acre is 43,560 square feet. Three rules in the code change the result on small lots.

• Small lots use a lower zone's density. "All multi-family zones require a reduced density if the minimum lot size for the zone is not met." In RM, "Parcels less than 14,400 square feet in area shall be developed at RU density." In RMH and RH, "Lots 14,400-20,000 square feet shall be developed at RM density. Lots less than 14,400 square feet shall be developed at RU density." The RMH line prints "shall be development at RM density," a typing error in the City copy.
• Old lots are accepted. In RU, "on existing lots of record, recorded prior to June 2, 1989, a minimum lot area of 6,200 square feet and existing lot widths and depths are permitted." Notes 2 and 3 of Table 04.02 say the RM, RMH and RH minimum "may be less" for parcels that existed before November 1, 2012.
• The General Plan also limits density. Section 19.02.080 says "The density and intensity limitations established in the Land Use Element of the General Plan shall apply to each lot, except as provided in this Development Code." The General Plan is the City's long-range plan for land use.

Two examples, as VanPlex arithmetic from the table. An RMH lot of 20,000 square feet is 0.459 acres, and 0.459 times 24 is 11 homes. An RM lot of 10,000 square feet is under 14,400 square feet, so it uses the RU number: 0.2296 acres times 8 is 1.8, which is one home before any state bonus. Accessory dwelling units are counted separately. The City's ADU section says a conforming ADU will not be "Deemed to exceed the allowable density for the lot."

What Each Zone Permits

Table 04.01 uses four letters for housing. P means permitted. D means the use is "subject to an Administrative or Development Permit," a staff or committee review of the site plan and design. C means a Conditional Use Permit, which the Planning Commission decides after a hearing. X means prohibited.

Source: San Bernardino Development Code, Section 19.04.020, Table 04.01 (pages dated Feb. 2025). In RSH the table marks only accessory dwelling units and pools P, and lists a student housing complex and social service uses with a Conditional Use Permit.

• Houses in apartment zones. "Single-Family Dwellings located in the RU, RM, RMH, or RH zones shall be constructed in compliance with the development standards for the RS zone."
• Homes that were already there. "Single-family dwelling units which legally existed in the residential zones prior to June 3, 1991 may remain as a permitted use." Multi-family units that legally existed in RU or a multi-family zone before the same date may remain as well.
• Guest houses. A guest house is permitted in RE, RL, RS and RU. It may not exceed 500 square feet, there may be one on a lot, and "There shall be no kitchen or cooking facilities or wet bar facilities within a guest house." It may not be rented.
• Uses the table leaves out. Section 19.02.070 lets the Director of Community Development allow a use that is not listed if it "is similar to other uses listed" and meets four findings.

The permit behind the letter D depends on the number of homes. Section 19.44.030 requires an Administrative Permit "For residential projects with two to four dwelling units" and a Development Permit decided by a staff committee "For residential projects with five to 11 dwelling units." The permits and fees page has the steps and the fees.

Homes in Commercial Zones

Chapter 19.06 lists multi-family housing in two commercial zones, and Table 04.02 prints their housing columns beside the residential ones.

• CG-2, Commercial General-2. "The residential development shall have a minimum contiguous area of one net acre with a maximum density of 12 units per net acre along Mount Vernon Avenue and Baseline Street and other designated locations west of I-215 and a maximum density of 21 units per net acre along Baseline Street and other designated locations east of I-215." The use table marks multi-family housing in CG-2 with a note that reads "Requires approval by Council."
• CR-2, Commercial Regional-Downtown. "Development of sites exclusively for residential uses shall have a minimum contiguous area of 1 net acre, with a maximum density of 47 units per net acre." Senior housing may reach 130 homes per net acre with a Conditional Use Permit. Table 04.02 gives CR-2 no setbacks, 100 percent lot coverage and a height of 100 feet.
• CO, Commercial Office. The zone "permits a maximum density of 47 units per net acre for senior citizen and senior congregate care housing." CG-1 has the same line for senior housing.
• Mixed use. "Horizontal and/or vertical mixed-use developments containing a mix of residential, commercial and/or office uses are permitted in the CO, CG-1, CG-2, CG-3, CR-1, CR-2, CR-3 and CCS-1 zones."

The one-acre minimum keeps most single commercial lots from becoming apartment sites under the City's own rules. The three or more homes page covers these zones and the state laws that add to them.

Overlay Zones

An overlay zone is a second set of rules that applies in addition to the base zone on part of the map. Section 19.02.060 lists eight, and the Adaptive Reuse Overlay has its own chapter. Six matter for housing.

• HM, Hillside Management, and FF, Foothill Fire Zones. These cover the foothills in the north of the city. HM cuts density to between 0.1 and 2 homes per acre by slope. See the hillside, fire and flood zones page.
• FP, Flood Plain. This overlay covers the flood hazard areas on the federal flood maps and is on the same page.
• TD, Transit Overlay District. Chapter 19.19-A applies to mapped station areas. It keeps the base zone's density: "When the TD applies to property within a residential base zone, maximum permitted residential density shall be the same as the base zone." It does change the building rules: "New development within TD station areas shall have no minimum lot size and no maximum lot coverage requirements."
• AR, Adaptive Reuse. Chapter 19.19-B lets owners turn older office and commercial buildings in part of the CO zone north of downtown into homes. "Only structures constructed prior to 1991 shall be adapted for residential purposes," and "No structure shall be demolished in order to construct new residential units."
• HP, Historic Preservation. Chapter 19.18 holds one sentence: "This section reserved for future ordinance."

The other overlays in the list are the Airport Overlay District, the Freeway Corridor Overlay and the Main Street Overlay.

Specific Plans

A specific plan is a document the City Council adopts for one area, with its own land uses and standards. The zone list includes "SP (Specific Plan) District." The City's Specific Plans page posts ten: Alliance California, Arrowhead Springs, CalMat / Cajon Creek, Paseo Las Placitas, Rancho Palma, Spring Trails, University Business Park, University District, University Hills, and Waterman + Baseline Neighborhood. A lot inside one of them follows the plan first. This guide did not read the ten plans. A City Council agenda of June 4, 2025 refers to "the continuance of the General Plan and Downtown Specific Plan," and no downtown plan is on the Specific Plans page.

The Zoning Map and Changing a Zone

• The map. Zone boundaries are shown on "the 'City of San Bernardino Official Zoning Map,' on file with the City Clerk, and available at the Community Development Department." The Planning Division page links an interactive zoning map, which this guide did not read.
• Unclear boundaries. "Where a boundary follows a public street or alley, the centerline of the street shall be the boundary," and "In case any uncertainty exists, the Director shall determine the location of the district boundary."
• Land outside the city. "The City may pre-zone unincorporated property adjoining the City," and "The zoning shall become effective upon annexation." Until then, land outside the city limits follows San Bernardino County's rules.
• Rezoning. The Planning Commission makes a recommendation and the City Council decides. The Planning Division fee schedule lists a Zoning Map Amendment at "$10,322.00 +" consultant cost, and a General Plan Amendment at "$3,712.80 +" consultant cost.
• A 2026 example. The City Council agenda of September 16, 2026 introduced Ordinance No. MC-1670, which "changes the zoning designation from Commercial Office (CO) to Residential Medium (RM)" on four parcels at North Miramonte Drive and North Little Mountain Road, for "sixty-eight (68) single-family Planned Residential Development (PRD) lots." Adoption was on the agenda of October 7, 2026. The minutes of that meeting were not yet posted when this page was written.

Where the Code Disagrees With Itself

• RL density. The RL purpose says "The RL zone allows a maximum density of 3.1 units per net acre." Table 04.02 prints 3.5 for RL. Ask the Planning Division which number it applies.
• What multi-family means. Chapter 19.02 defines "Multi-Family Residential" as "Three (3) or more dwelling units in a single building on a site." It defines "Dwelling, Multiple" as "A structure containing 2 or more dwelling units," and "Apartment/Multi-family" as a structure for two or more families "including duplex, triplex, fourplex, and other multi-unit configurations." So the code gives no single answer on whether two attached homes count as multi-family. The RU purpose names "duplex" as an RU use.
• Net or gross acres. The definition of density says "The number of dwelling units per gross acre, unless otherwise stated." Table 04.02 states its numbers per net acre, so the table controls for the residential zones.
• The overlay's short name. Section 19.02.060 lists the "TD (Transit Overlay District) Zone." The City's Development Code page titles the same chapter "TOD (Transit Overlay District) Zone."

Limits of This Page

The City says of its posted code: "The Development Code posted on this website is for information only. The official Development Code is located in the Community Development and Housing Department." The page is headed "May 1991 (Revised February 2025)." Chapter 19.04 prints Feb. 2025 at the foot of each page, Chapters 19.02 and 19.06 print June 2024, and the overlay chapters print Oct. 2019. City Council agendas from January 15, 2025 to October 7, 2026 were read for later changes. They list one ordinance on the definitions in Chapter 19.02, No. MC-1648, which was on the March 5, 2025 agenda for adoption and covers neighborhood grocery stores and supermarkets. The Official Zoning Map, the General Plan land use map, the ten specific plans, Chapter 19.13 on the Central City South zones and the design guidelines at the end of Chapter 19.04 were not read. Ask the Planning Division whether a newer ordinance is in force before relying on a number here.

Where to Go Next

Related on VanPlex: the San Bernardino overview, the California lot eligibility page and the California SB 9 page.

Frequently Asked Questions

Official sources (checked October 2026)