What Does RL Zoning Mean in San Bernardino County?

You're looking at vacant land in Joshua Tree, Twentynine Palms or another part of the California High Desert.

The listing says:

Zoning: RL

Great.

What's RL?

In San Bernardino County, RL stands for Rural Living.

It's a residential land-use zoning designation you'll see frequently on larger High Desert parcels.

And the name gives you a pretty good clue about its purpose.

RL zoning is intended to accommodate lower-density residential living with more space than you'd typically find in a conventional suburban neighborhood.

That can make RL land attractive to buyers looking for:

• Larger homesites
• Privacy
• Acreage
• Animals
• Workshops or accessory structures
• Manufactured homes
• Rural lifestyles
• Multigenerational living
• Future ADUs
• Space between neighbors

But don't make the mistake of thinking:

RL = I own acreage, therefore I can do whatever I want.

Rural Living is still zoning.

And zoning comes with rules.

What Does RL Stand For?

RL = Rural Living.

San Bernardino County uses zoning districts to regulate how property in the unincorporated areas of the County can be used and developed.

Zoning can control things such as:

• Residential density
• Minimum parcel size
• Building setbacks
• Structure height
• Lot coverage
• Allowed land uses
• Accessory uses
• Animal keeping
• Parking
• Other development standards

So when you see RL on a land listing, you've learned something important about the property.

But you haven't learned everything you need to know.

Is RL Residential Zoning?

Yes.

RL is one of San Bernardino County's residential zoning districts.

That means residential development is generally contemplated within the zoning designation, subject to applicable County requirements.

But:

Residential zoning does not automatically mean buildable parcel.

That's an extremely important distinction when buying vacant land.

A parcel can have residential zoning and still have issues involving:

• Legal access
• Water
• Septic
• Utilities
• Flooding
• Drainage
• Fire requirements
• Parcel legality
• Environmental constraints
• Building-site limitations

Zoning answers one important question:

What type of use is contemplated here?

It doesn't automatically answer:

Can I build my specific project on this particular parcel?

What Is the Minimum Lot Size for RL Zoning?

In San Bernardino County's Desert Region, standard RL zoning generally has a minimum lot area of:

2.5 acres.

That's one reason you'll see so many 2.5-acre and 5-acre parcels throughout parts of the High Desert.

But here's where buyers need to pay attention.

You may see zoning that looks like:

RL

or:

RL-5

RL-10

RL-20

RL-40

A map suffix can modify the basic zoning standard.

So don't see the letters RL and automatically conclude:

“2.5-acre minimum.”

Look at the complete zoning designation.

Those little numbers aren't decorative.

What Does RL-5 Mean?

Generally, the suffix indicates a modified minimum parcel-size requirement.

So an RL property with a 5-acre minimum is very different from standard RL with a 2.5-acre minimum if you're thinking about subdivision.

This becomes particularly important when a buyer says:

“I'm buying five acres and eventually I'll split it into two 2.5-acre parcels.”

Maybe.

If the applicable zoning requires a five-acre minimum parcel size, your subdivision plan has an immediate problem.

That's why you should verify the exact zoning designation, not merely ask whether the property is “Rural Living.”

How Many Houses Can I Build on RL Land?

San Bernardino County's standard Desert Region RL development standards generally provide for a maximum residential density of:

1 dwelling unit per 2.5 acres

plus accessory dwellings as allowed under applicable County requirements.

But don't turn that into simple acreage arithmetic.

Five acres does not automatically equal two approved primary houses.

The County specifically notes that maximum density is not the same thing as an automatic entitlement. The actual number of units allowed is determined through the applicable subdivision or planning approval process.

So:

5 acres ÷ 2.5 = 2

may tell you something about potential density.

It doesn't issue two building permits.

Can I Build a House on 2.5 Acres of RL Land?

Potentially, yes.

A legal 2.5-acre RL parcel may potentially accommodate a single-family residence when applicable development requirements are satisfied.

But again:

RL + 2.5 acres ≠ guaranteed building site.

Before purchasing the property specifically to build a house, investigate:

• Parcel legality
• Access
• Water
• Wastewater
• Building setbacks
• Fire requirements
• Flood conditions
• Utilities
• Site conditions
• Environmental issues

The zoning is the beginning of your due diligence.

Not the end.

Can I Put a Manufactured Home on RL Land?

Potentially, yes.

San Bernardino County allows qualifying manufactured homes as single-family dwellings in zoning districts that permit residential uses, including RL.

A building permit is required before installation or site work.

The manufactured home and property still need to satisfy applicable requirements involving matters such as:

• Installation
• Foundation or tie-down system
• Setbacks
• Water
• Wastewater
• Utilities
• Fire requirements
• Flood requirements
• Site conditions

So:

RL allows residential use

doesn't mean:

Buy a manufactured home Friday and tow it onto the property Saturday.

The home still has to be legally installed and permitted.

Can I Build an ADU on RL Property?

Potentially.

San Bernardino County allows ADUs in qualifying residential situations, including property with a proposed or existing single-family dwelling.

That means RL acreage can potentially provide interesting opportunities for buyers planning:

Primary residence + ADU

or certain other qualifying accessory-residential arrangements.

If the parcel is five acres or larger, current County ADU rules can potentially provide additional accessory-unit flexibility.

But ADU eligibility doesn't eliminate other development requirements.

Water and septic can become especially important when adding residential units.

Can I Have Horses on RL Property?

This is one reason Rural Living zoning attracts some buyers.

San Bernardino County permits horse keeping as an accessory use on qualifying RS and RL residential property.

Under current County guidance, the minimum parcel size for keeping horses as an accessory residential use is generally:

20,000 square feet with at least 60 feet of frontage.

The County's stated density is generally:

1 horse per 10,000 square feet

with a cumulative maximum of nine large domesticated animals per parcel under those accessory-use standards.

But don't buy land solely because:

“RL means horses.”

Animal keeping has its own standards involving parcel size, animal density, setbacks and other requirements.

If horses are central to your purchase, investigate the specific property and your intended facilities.

Can I Have Chickens on RL Land?

Potentially, yes.

San Bernardino County permits poultry as an accessory use on qualifying RL residential property, subject to parcel size and animal-keeping standards.

The rules differ for female and male poultry.

And yes:

Roosters have more rules.

Anyone who has ever lived next door to one at 5:17 in the morning probably understands why.

If animals are important to your High Desert lifestyle, look at the County's current animal-keeping standards for your specific species and parcel.

Don't simply assume “rural” means unlimited animals.

Can I Have Dogs on RL Property?

Yes, subject to County animal-keeping rules.

For common RS and RL residential properties, San Bernardino County currently scales the number of dogs and/or cats allowed as an accessory use based on parcel size.

For parcels of 20,000 square feet or more, County guidance allows up to five dogs and/or cats before private kennel or cattery regulations become relevant.

Again, acreage gives you flexibility.

It doesn't eliminate regulation.

Can I Build a Garage or Workshop on RL Land?

Accessory structures can potentially be allowed on RL property, subject to San Bernardino County's accessory-structure requirements.

But here's a question buyers frequently overlook:

Can I build the garage or workshop before I build the house?

That's a different question from:

Can I eventually have a garage or workshop?

Accessory structures are governed by their own standards, including how they relate to the primary use of the property.

If your plan is:

“Buy five acres now, build a 2,000-square-foot workshop first and maybe build a house in ten years,”

investigate that exact sequence before purchasing.

Don't assume the word accessory works without something for the structure to be accessory to.

Can I Put a Shipping Container on RL Land?

Don't assume Rural Living means unlimited container storage.

Shipping containers, storage structures and other accessory uses are subject to County regulations.

The answer can depend on how the container will be used, whether it's temporary or permanent, whether it's considered a structure, and what other development exists on the property.

If the dream is:

five acres + twelve shipping containers + workshop + compound

tell the County the whole dream.

Don't investigate one container at a time until you've accidentally invented an industrial park.

Can I Live in an RV on RL Land?

RL zoning doesn't automatically make permanent RV living legal.

This is a common High Desert misconception.

People see:

Rural Living

and interpret it as:

“It's my land. I'll park my RV and live there.”

Not necessarily.

San Bernardino County regulates RV occupancy and temporary uses separately from ordinary residential development.

There are circumstances where temporary RV occupancy may potentially be allowed during permitted construction of a residence, subject to applicable requirements.

That's very different from:

“I bought vacant RL land, therefore my RV is now my permanent house.”

If RV use is important to your purchase, investigate the current rules before buying.

Can I Camp on RL Land?

Again, don't equate ownership with unlimited occupancy.

Camping and temporary use can be regulated separately.

If you're buying vacant land primarily because you want a private desert campsite, investigate whether your intended frequency and type of use are allowed.

A parcel can be privately owned and still subject to land-use rules.

Can I Run a Business From RL Property?

Potentially, depending on the business.

Some home occupations and other uses may be permitted subject to County requirements.

But RL is a residential zoning designation.

It doesn't automatically authorize any commercial activity you can imagine.

There is a big difference between:

working from a home office

and:

operating a trucking yard behind your house.

If your business use is important to the property purchase, investigate the specific activity before buying.

Can I Operate a Short-Term Rental on RL Property?

San Bernardino County currently includes RL among the zoning districts in its Mountain and Desert Regions where short-term rentals may potentially be allowed, subject to the County's STR requirements.

But:

RL zoning ≠ automatic Airbnb permit.

The property and proposed rental still need to comply with applicable short-term-rental regulations.

And if your investment plan depends on vacation-rental income, verify the current rules before purchasing.

Don't make a six-figure land and construction decision based on:

“I saw Airbnbs nearby.”

What Are the Building Setbacks in RL Zoning?

San Bernardino County's standard Desert Region RL development standards generally provide:

Front setback: 25 feet

Street-side setback: 25 feet

Interior side setback: generally 15 feet for lots wider than 75 feet

Rear setback: 15 feet

Different standards can apply in certain situations, and other County requirements can affect the actual buildable area.

Setbacks can also interact with:

• Easements
• Roads
• Septic
• Wells
• Fire requirements
• Drainage
• Utility corridors
• Environmental constraints

This is why a five-acre parcel doesn't necessarily provide five acres of usable building area.

How Much of an RL Parcel Can Be Covered by Buildings?

The County's standard Desert Region RL development table generally provides for maximum lot coverage of:

20%.

On five acres, 20% sounds enormous.

And for an ordinary residential project, it may be far more building coverage than you'll ever need.

But lot coverage isn't usually the only constraint determining where you can build.

Your practical building envelope can be affected by many other conditions.

So don't look at five acres and think:

“I can build anywhere on this giant brown rectangle.”

The rectangle has rules.

How Tall Can I Build in RL Zoning?

The standard maximum structure height in the County's Desert Region RL zoning is generally:

35 feet

subject to applicable requirements and exceptions.

Again, that's a zoning standard.

Building codes, fire requirements, site conditions and specific uses can introduce additional considerations.

Can I Split RL Land?

Potentially.

This is where the minimum lot size and zoning suffix become particularly important.

If you own five acres of standard RL land with a 2.5-acre minimum parcel size, subdivision into two 2.5-acre parcels may potentially be possible.

San Bernardino County even uses that as an example when explaining subdivision eligibility.

But if the zoning is:

RL-5

and five acres is the required minimum parcel size, that's a completely different situation.

Subdivision also depends on much more than acreage.

Potential considerations include:

• Parcel dimensions
• Road frontage
• Legal access
• Water
• Septic
• Utilities
• Environmental review
• Drainage
• Fire requirements
• Surveying
• County approval

Enough dirt is necessary.

It isn't necessarily sufficient.

Is RL Zoning Good?

That's the wrong question.

There really isn't a universally “good” zoning designation.

The better question is:

Is RL zoning appropriate for what I want to do?

If you want:

• A larger residential homesite
• Space from neighbors
• A manufactured home
• Animals
• An ADU
• Rural living
• A workshop
• Long-term flexibility

RL may be very attractive.

If you're trying to build:

• Dense multifamily housing
• A major commercial operation
• An industrial facility

RL probably isn't the zoning you're looking for.

Zoning isn't good or bad.

It's compatible or incompatible with your plan.

Don't Buy RL Land Just Because It Sounds Flexible

Rural Living does offer flexibility.

But it's not:

Rural Anarchy.

You still need to investigate the property.

Before purchasing RL land, ask:

• What is the complete zoning designation?
• Is there a zoning suffix?
• Is the parcel legally created?
• What is the minimum parcel size?
• What residential density applies?
• Is my intended residence allowed?
• Can I have the animals I want?
• Can I build the accessory structures I want?
• Is my intended business use allowed?
• Can I use an RV the way I intend?
• Can I subdivide?
• What are the setbacks?
• Is there legal access?
• What is the water source?
• What will handle wastewater?
• What other overlays or restrictions affect the property?

Now you're actually evaluating RL zoning.

The Two Letters Don't Tell You the Whole Story

This is probably the most important takeaway.

A listing might say:

Zoning: RL

That's useful.

But those two letters don't tell you:

• Whether there's water
• Whether there's legal access
• Whether you can get power economically
• Whether the parcel will perc
• Whether it's in a flood area
• Whether your project fits
• Whether you can subdivide
• Whether environmental conditions affect development

RL tells us what zoning framework we're working within.

Then the real due diligence begins.

Tell Me What “Rural Living” Means to You

This is where I want buyers to get specific.

One buyer says:

“I want RL land because I want horses.”

Another says:

“I want five acres, a manufactured home and an ADU for my parents.”

Another says:

“I want a workshop and enough room that I can't see my neighbor.”

Another says:

“I want to buy five acres and eventually divide it into two parcels.”

Those buyers are all looking for RL land.

But they aren't looking for the same property.

That's why:

Tell me the property characteristics you want, not merely the city you think you want.

And now I'd add:

Don't just tell me the zoning you want. Tell me what you want the zoning to let you do.

Found RL Land You're Considering?

Send me the listing or APN.

It doesn't have to be one of my listings.

Tell me what you're actually hoping to do with the property:

• Build a house?
• Install a manufactured home?
• Add an ADU?
• Keep horses?
• Build a workshop?
• Live off-grid?
• Split the property later?
• Hold it as an investment?

Then we can identify the questions worth investigating before you decide whether those two little letters—RL—actually fit the life you're imagining.

Because:

Rural Living describes the zoning.

Your plan determines whether it's the right zoning for you.

Looking for High Desert Land?

Tell me what you want to do with the property—not merely how many acres you want.

A national real estate website can show you what's listed.

I can help you understand the landscape.

Dawn Anderson is a California real estate broker serving buyers and sellers in the High Desert. This information is provided for general educational purposes and is not legal, planning, zoning, surveying, engineering, environmental, wastewater, utility, animal-keeping, short-term-rental or permitting advice. San Bernardino County zoning and development standards can change, and map suffixes, overlays, community plans and parcel-specific conditions may modify general standards. Buyers should independently verify the complete zoning designation, permitted uses and proposed development with San Bernardino County and appropriately qualified professionals before purchasing or developing property.