Rialto — Design Review

Last reviewed: July 2, 2026

Overview

Design review in Rialto operates through two closely related tracks: the city’s downtown-focused review managed under the Downtown Revitalization Overlay Zone and the citywide Precise Plan of Design (PPD) / architectural-design processes that apply to many zones (and to districts that expressly make uses “subject to precise plan of design review”). The local rules set who reviews, what materials are required, what findings must be made, and where appeals go. See the Rialto zoning/plan menu for how these rules sit inside the city’s wider zoning & planning overview and the municipal zoning framework. Key authorities are § 18.49.040 (downtown design review), § 18.65.010 and § 18.65.020 (precise plan of design), and the D (Architectural Design) Zone rules at § 18.46.020.

How Rialto organizes design/architectural review (district-by-district)

Below are Rialto-specific districts and overlay areas where design review / precise-plan controls are written into the code. Each subsection states the code purpose, typical permitted uses (when the code ties them to design review), the key dimensions or review triggers the code mentions, where the rule applies, and the controlling citation.

Downtown Revitalization Overlay Zone (DRO or "downtown revitalization overlay zone")

• Purpose: Promote coordinated exterior design, sign control, and pedestrian-oriented improvements consistent with the Rialto Central Area Specific Plan.
• Typical permitted uses tied to design review: Any exterior construction, alteration, repair, sign installation or other architectural item in the overlay that requires a building permit, business license, certificate of occupancy or other approval. Routine maintenance is excluded.
• Key design items reviewed: height, bulk, area, colors, materials, architectural style, front/rear facades, site layout and orientation, walls/fences/plant screening, off‑street parking and access, sign design & location, exterior lighting, pedestrian access, and landscaping. The director can attach conditions to ensure conformance.
• Who reviews: Community Development Director (director-level review and approval). Appeals from director go to the Planning Commission; timeline for appeal submission is set in the same section.
• Code reference: § 18.49.040 (Design review process) and related sign rules at § 18.49.050.

D — Architectural Design Zone (the D zone)

• Purpose: Ensure buildings, structures, signs and landscaping are in harmony with area character/master plan.
• Typical permitted uses: The D zone is a design overlay; land is also classified in another base zone—so permitted uses are the base zone’s uses, but changes (construction/alteration/removal) must receive commission approval under the design rules.
• Key design items reviewed: site plan, building height/bulk/design, location and adequacy of parking/loading, landscaped areas, setbacks, and sign size/type/location. Appeals from Planning Commission go to City Council.
• Who reviews: Planning Commission reviews detailed design submittals for projects in the D zone.
• Code reference: § 18.46.010–.020.

Precise Plan of Design (PPD) — citywide procedural track that triggers design review

• Purpose: A PPD must be approved for (a) new construction of one or more dwelling units in any residential zone, and (b) new development or expansion of an existing use in any commercial, industrial or other zone before building permits are issued. The PPD is the formal discretionary design-review device used across multiple zones.
• Where it applies: Citywide where the code or a specific zone text makes a use “subject to precise plan of design review” (many commercial zones do; see the district list below).
• Who reviews: The Community Development Director reviews PPDs that qualify for director-level review; projects that require other entitlements or trigger Planning Commission review are heard by the Planning Commission. The code sets completeness and scheduling limits (30 days to check completeness; 45 days to set a Planning Commission hearing after completeness).
• Required findings: PPD approval is based on findings that the project complies with ordinances, is physically suitable, will not unreasonably interfere with neighbors, and will not disrupt orderly planned development.
• Code reference: § 18.65.010 (requirement) and § 18.65.020 (contents, findings, review).

Commercial zones that call out PPD/design review (examples)

(When a zone’s permitted uses are prefaced with “subject to precise plan of design review,” applicants must propose a PPD per § 18.65.010–.020.)

• R-C (Retail Commercial) — many listed retail/service uses are allowed “subject to precise plan of design review.” Key code reference: § 18.31.020.
• F-C (Freeway Commercial) — uses allowed are explicitly “subject to precise plan of design review.” See § 18.33.020.
• T-C (Town Center / T-C zone) — minimum lot area, setbacks and other details are established by the development review committee at time of PPD approval (see § 18.?? in the T-C chapter). The code text ties the T-C dimensional requirements to PPD action.
• Other special districts (e.g., PRD‑D, R‑1D, MHD) frequently require a PPD as part of their review process; the PPD rules in § 18.65.010–.020 apply.

(If you need the full list of which uses in each zone are labeled “subject to precise plan of design review,” consult the specific zone chapters; several zone chapters begin their permitted‑use lists by flagging PPD review as required. Examples above are taken directly from the zone chapters cited.)

Quick reference table — most decision‑relevant items

Practical guidance for applicants (synthesis)

• Start with the PPD rules: if your project is new construction of dwelling units or is an expansion in a commercial/industrial zone, expect to prepare a Precise Plan of Design under § 18.65.010–.020; that is the primary citywide design‑review device.
• If your site lies inside the Downtown Revitalization Overlay Zone, plan on director‑level design review that explicitly treats signs, facades, materials, lighting, pedestrian access, and landscaping as review topics under § 18.49.040; sign designs have additional criteria at § 18.49.050. Bring coordinated sign and color/material samples.
• If the property is in a D (Architectural Design) Zone, expect Planning Commission review and be prepared to show how the design “harmonizes” with nearby structures (site plan, massing, parking and setbacks are explicitly considered).
• Many commercial zone permitted‑use lists are explicitly “subject to precise plan of design review” (for example R‑C and F‑C). If your use appears under those lists the PPD process is required. Check the base zone list for that language and bring all the PPD submittal items listed in the code.
• Expect conditions of approval: approvals only take effect after the applicant signs a statement accepting any required conditions; if you disagree you may appeal under the appeal provisions identified in the design sections.

Inline planning topics you will encounter on submittal (useful internal links):

• For development standards and dimensional controls, check the development standards page.
• For parking and access that are evaluated during design review, consult the parking rules.
• If you have sign work, the downtown sign criteria are reviewed in parallel with design review — see the city’s signage guidance.
• Landscaping and screening are callouts in design checks — refer to landscaping and screening.
• Overlay areas are where special design rules stack on base zones; consult the overlay districts menu for the downtown overlay.
• If you are proposing an accessory dwelling, check the ADUs page and be prepared to confirm whether local PPD rules or state ADU rules control (see Risks & Ambiguities).
• Building code technical requirements remain a separate process under the California Building Standards Code and are not replaced by design review.

Checklist — what an applicant must satisfy (quick, actionable)

• Determine whether the project triggers a Precise Plan of Design under § 18.65.010.
• If in the Downtown Revitalization Overlay, prepare materials per § 18.49.040 and coordinate sign designs per § 18.49.050.
• Assemble full PPD submittal packets (plot plan, elevations, materials/colors, landscaping/sprinkler plan, parking calculations, signage, exterior lighting, pedestrian access) as required by § 18.65.020 and related submission lists.
• Submit completed application to Community Development; expect a completeness determination within 30 days and a 30‑day response window if incomplete.
• If Planning Commission review is required, anticipate a public hearing scheduled within 45 days after completeness.
• Be prepared to sign an acceptance of conditions before the approval becomes effective.
• If aggrieved, file any appeal to the Planning Commission or City Council as directed by the applicable design section (timing for appeals is prescribed in the code).

Risks & Ambiguities

Plain‑English Summary

If you are building new housing or changing/expanding a business or building in Rialto, you will very likely need to file a Precise Plan of Design and go through design review; downtown projects get director‑level design checks and sign coordination, while other design‑sensitive areas (D zone) go to the Planning Commission. The code lists exactly what plans and findings are required and sets short check/completeness timelines — but check with staff about ADUs, fees, and whether your project will be routed to Commission review.

Source References

• § 18.49.040 — Design review process; downtown revitalization overlay (Community Development Director review; items reviewed; appeals).
• § 18.49.050 — Sign design criteria for downtown overlay.
• § 18.65.010 — Requirement for Precise Plan of Design (PPD) before building permits for new residential and other development.
• § 18.65.020 — Contents, submission, review, findings and timelines for PPD; completeness/timeframes; findings for approval.
• § 18.46.010–.020 — Architectural Design (D) Zone purpose and Planning Commission review standards.
• § 18.31.020 — R‑C zone permitted uses (many uses are explicitly “subject to precise plan of design review”).
• § 18.33.020 — F‑C freeway commercial zone permitted uses and PPD reference.
• Submission lists and sign submission details (plot plans, elevations, materials, landscaping, parking calculations) — PPD and sign submission text excerpts.

(If you want, I can extract the exact zone chapter text for a particular parcel or prepare a PPD submittal checklist formatted for upload-ready deliverables — tell me the parcel address or zone and I’ll tailor the checklist and cite the exact zone chapter and sub‑section.)

Retrieved passages

• Rialto Zoning Code (Section 18.49.040.) High relevance show source text
• Rialto Zoning Code (§ 4) High relevance show source text
• Rialto Zoning Code (§ 1) High relevance show source text
• Rialto Zoning Code (section is) High relevance show source text
• Rialto Zoning Code (§ 8) High relevance show source text
• Rialto Zoning Code (Chapter 18.72) High relevance show source text
• Rialto Zoning Code (Chapter 18.48) High relevance show source text
• Rialto Zoning Code (§ 3) High relevance show source text

Cited sections

• **§ 18.49.040** — Design review process; downtown revitalization overlay (Community Development Director review; items reviewed; appeals). (§ 18.49.040)
• **§ 18.49.050** — Sign design criteria for downtown overlay. (§ 18.49.050)
• **§ 18.65.010** — Requirement for Precise Plan of Design (PPD) before building permits for new residential and other development. (§ 18.65.010)
• **§ 18.65.020** — Contents, submission, review, findings and timelines for PPD; completeness/timeframes; findings for approval. (§ 18.65.020)
• **§ 18.46.010–.020** — Architectural Design (D) Zone purpose and Planning Commission review standards. (§ 18.46.010)
• **§ 18.31.020** — R‑C zone permitted uses (many uses are explicitly “subject to precise plan of design review”). (§ 18.31.020)
• **§ 18.33.020** — F‑C freeway commercial zone permitted uses and PPD reference. (§ 18.33.020)
• Submission lists and sign submission details (plot plans, elevations, materials, landscaping, parking calculations) — PPD and sign submission text excerpts.
• Rialto_ZoningCode.md
• 2025 California Building Code.md

• Official Rialto code library