San Bruno Zoning Intelligence
Zoning, permitted uses, ADU rules, and development potential for San Bruno, California. 18 districts analyzed.
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How is San Bruno zoned?
Permitted uses vary by district. Search a San Bruno parcel on the map above to see exactly what you can build there.
- Total zoning districts18
- Residential districts5
- Commercial districts7
- Industrial districts1
Statewide law - applies to all California cities, not specific to San Bruno.
- California state ADU lawApplies statewide
- SB-9 lot split eligibilityPer parcel review
- SB-79 (transit-oriented housing)Near transit, from Jul 2026
- Density Bonus Law (state)Eligible projects
- Local impact / permittingVerify with San Bruno planning
What should developers know about San Bruno zoning?
San Bruno is a mid-Peninsula Bay Area city whose 18 zoning districts reflect a mostly built-out suburban community now focused on transit-oriented densification around its Caltrain station. Single Family Residential (R-1) is by far the dominant zone at 1,403 acres, but the city has created dedicated transit-oriented development districts - TOD1 (Medium Density Mixed Use, 25 acres), TOD2 (High Density Mixed Use, 23 acres), and TODS (TOD Station Office, 10 acres) - clustered near the Caltrain and BART stations. Open Space (O) covers 560 acres, the second-largest land category, encompassing Coyote Point and hillside preserves.
Beyond the transit core, the city's Bayhill area contributes distinct commercial and office zones: Bayhill Regional Office (BRO) at 68 acres and Bayhill Neighborhood Commercial (BNC) at 11 acres serve the large office campus east of US-101. The Central Business District (CBD) spans a modest 21 acres, while the Multi Use Residential Focus (MXR) zone at 11 acres adds another mixed-use option near the downtown. Industrial (M-1) at 44 acres and Planned Development (P-D) at 216 acres round out the non-residential land base. For builders, the combination of TOD overlay zoning and California housing law creates a concentrated infill opportunity near San Bruno's transit stations.
This is pre-development intelligence, not legal advice - verify with the local planning department before acquisition.
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Try ArchiWise free →San Bruno, California Zoning Districts: What Do They Mean?
Zoning districts are areas regulated by specific laws that determine land use, building types, and development rules. Each district below shows its zone type and which uses it permits.
| Zone Code | Zone Type | Permitted Uses | Area |
|---|---|---|---|
A-R Administrative And Research | - | - | 10.8 ac |
BNC Bayhill Neighborhood Commercial | - | - | 10.5 ac |
BRO Bayhill Regional Office | - | - | 67.8 ac |
CBD Central Business District | - | - | 20.7 ac |
What are the building controls in San Bruno?
Setback, height, FAR, lot area, and density controls enforced across San Bruno zoning districts.
- Assorted
- Far control
- Lot control
- Multi control
- Density control
- Coverage control
- Pervious control
- Lot width control
- Rear setback control
- Side setback control
- Front setback control
- Building height control
Cities near San Bruno
San Bruno zoning: frequently asked questions
What multifamily and mixed-use development is possible near San Bruno's transit stations?
The TOD1 (Medium Density Mixed Use) and TOD2 (High Density Mixed Use) districts, totaling roughly 48 acres, are the primary areas designated for transit-adjacent residential and mixed-use development near the Caltrain station. The TODS (Station Office) district at 10 acres targets office uses in the station area. Combined with California density bonus law, these zones can support apartment buildings and mixed-use projects at significantly higher densities than the surrounding R-1 fabric.
How does San Bruno's large Open Space designation affect parcel availability?
Open Space (O) covers 560 acres - the second-largest zone in the city - encompassing hillside land, Coyote Point Park, and bayfront areas. These parcels are effectively off the development table for private real estate purposes. Buyers evaluating land adjacent to the O zone should check for slope constraints, habitat designations, and view protection policies that can affect otherwise buildable parcels near the open space boundary.
What is the Bayhill zone and what uses does it support?
Bayhill Regional Office (BRO) at 68 acres is a campus-style office zone along the US-101 corridor east of downtown, historically occupied by large tech and biotech office users. Bayhill Neighborhood Commercial (BNC) at 11 acres serves retail and service uses within the Bayhill campus area. Together these zones represent San Bruno's primary office market and cater to tenants seeking Peninsula proximity without San Francisco rents.
Can ADUs be added to single-family homes in San Bruno's R-1 zone?
Yes. California state ADU law applies throughout the R-1 zone, allowing homeowners to add at least one ADU and one Junior ADU by right. San Bruno's large R-1 footprint of 1,403 acres means that ADU development represents one of the most impactful housing production strategies available in the city without requiring rezoning. Local design standards govern form, but state preemption limits overly restrictive local requirements.
What industrial options exist in San Bruno for light manufacturing or flex space?
Industrial (M-1) covers 44 acres and is the only dedicated industrial zone in the city. It accommodates light manufacturing, warehousing, service-industrial, and flex uses. San Bruno lacks heavy industrial zoning, reflecting its Bay Area suburban character. Planned Development (P-D) at 216 acres may include some commercially or industrially entitled land depending on the specific project approvals attached to individual PD parcels.
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Zoning data is pre-development intelligence, not legal advice. Verify with the San Bruno planning department before acquisition or design.