San Bernardino County — Design Review

Last reviewed: July 6, 2026

Overview

In unincorporated San Bernardino County, “design review” is implemented primarily through the County’s Site Plan Permit process, supported by countywide development standards and multi-agency staff review. The controlling regulations are in the San Bernardino Development Code (County Code Title 8, not “Title 17”) and apply only to the County’s unincorporated areas; incorporated cities have their own codes and processes. Title 8 establishes who reviews projects, when a Site Plan Permit can be used, what findings must be made, and what design standards apply (landscaping, lighting, walls/fences, hillside design, and more) .

The County’s practical “design review” path is the Site Plan Permit: if a project is CEQA‑exempt and meets adopted standards, the Director may issue it after staff review with notice; otherwise it escalates to a Minor Use Permit or Conditional Use Permit with a public hearing under the same Development Code framework. See § 85.08.030 and § 85.02.010 .

What “Design Review” means in practice

• Site Plan Permit (staff review with notice) for qualifying projects; the Director is the review authority; decisions are appealable per the Code’s appeals chapter. See Table 85‑1 and § 85.08.030 .
• Development Review Committee (DRC) provides interdepartmental technical review and recommendations on design-related features (access, grading, erosion control, fire, utilities). See § 86.02.020–.030 .
• Countywide design standards (landscaping, screening/walls, lighting, hillside design) apply across districts and are enforced through entitlement review and conditions. See Ch. 83.06 (walls/fences), Ch. 83.07 (Light Trespass), and hillside design guidance under Div. 3; multi-family design guidelines appear in § 84.16 .

Use these County pages when navigating a submittal: San Bernardino County zoning & planning overview, San Bernardino County Zoning, San Bernardino County Development Standards, San Bernardino County Parking, San Bernardino County Overlay Districts, San Bernardino County Signage, California ADU law, and the California Building Standards Code.

Countywide Site Plan and Design Review — What’s reviewed and by whom

• When Site Plan Permit applies. A streamlined Site Plan Permit is used when: (1) the proposed structure/use complies with the Development Code; (2) the site and existing uses aren’t in violation (except lawful nonconforming); and (for re-use of existing buildings) (3) required parking and on‑site signs comply with the Code and any prior conditions. See § 85.08.030(d)–(e) (parking/signs cross‑reference Ch. 83.11 and Ch. 83.13) .
• Key Site Plan findings. Before approval, the Director must find: compliance with all applicable development standards; adequate infrastructure; consistency with the General Plan/community/specific plans; and CEQA exemption. If the findings can’t be made, the application is rejected or elevated to a Minor Use Permit. See § 85.08.030(g)–(h) .
• Exceptions/Escalation. A Site Plan Permit is not allowed if the project is within a city sphere of influence, in a designated redevelopment area, or along a designated State highway; in these cases a Minor Use Permit is required. Also, if the project is not CEQA‑exempt, process as MUP or CUP. See § 85.08.020(b)–(c) and § 85.08.030(c) .
• DRC review. The DRC is comprised of the Director, Building Official, Flood Control, Environmental Health, Fire Marshal, Surveyor, Airports, Public Works, Special Districts, and LAFCO designees, and it identifies technical design features to protect health/safety/welfare. See § 86.02.020–.030 .
• Who decides. The Director issues Site Plan Permits; the Planning Commission/Board hear appeals and decide higher‑tier entitlements (e.g., CUP, PD). See Table 85‑1 (§ 85.01.030) .

Countywide design standards the review will apply

• Landscaping and screening. Landscaping area minimums and regional planting rules; decorative masonry walls along rights‑of‑way; screening of outdoor equipment; and design/material expectations for walls/fences. See Ch. 83.10, § 83.06.050–.070 .
• Lighting. The Light Trespass Ordinance governs glare, fixture direction (down‑lighting), and pedestrian‑scale lighting. See Ch. 83.07 .
• Hillside design. Site and roadway alignment to natural landforms, vegetation retention/revegetation, height transitions, and additional landscape to mitigate tall downslope exposures. See Div. 3 hillside guidance and § 84.16 figures for residential transitions .
• Multi‑family design guidelines. Facade modulation, varied rooflines, screening of mechanical equipment, open space and amenities, CPTED/security elements, and parking distribution. See § 84.16.050–.060 .
• Overlay districts. Overlays (e.g., Floodplain Safety, Geologic Hazard, Hazardous Waste) add or supersede base‑zone standards and can change setbacks, siting, or permit levels; overlay rules are applied in addition to the base district. See § 82.01.030 and overlay chapters (e.g., § 82.14.020, § 82.15.040, § 82.16.020–.030) .

Which permit is the “design review” vehicle?

District-by-district notes (how design review interacts with base standards)

The Site Plan/Design Review process checks your project against the base district’s dimensional standards and use permissions. Below are high‑level references to where each district’s standards live and what they commonly regulate. Permit level for a given use is set by the allowed‑use tables; many “P” entries mean a Site Plan Permit is required.

Residential districts

• RL (Rural Living). Purpose: rural residential with incidental agriculture; typical use permissions appear in Table 82‑7. Key development standards: in the Valley Region, max density 1 unit/2.5 acres; front setback 25 ft; interior sides 5/10 ft (lot‑width dependent); street‑side 15–25 ft; see regional tables for Mountain/Desert differences. Minimum area for designation: 30 acres. See § 82.01.020(c)(2)(A), § 82.04.030, and Tables 82‑8/82‑9 .
• RS (Single Residential). Purpose: single‑family residential; allowed uses in Table 82‑7. Typical setbacks in Valley Region: front 25 ft; interior sides 5/10 ft; street‑side 15–25 ft. Minimum area for designation: 10 acres. See § 82.01.020(c)(2)(B), § 82.04.030, Tables 82‑8/82‑9 .
• RM (Multiple Residential). Purpose: multiple residential and compatible nonresidential; design guidelines apply to developments of 20+ units (façade, roof, open space, security). Typical Valley Region front setback 25 ft; density up to 20 du/ac. See § 82.01.020(c)(2)(C), § 82.04.060 tables; design guidelines in § 84.16.050–.060 .

Commercial districts

• CR (Rural Commercial), CN (Neighborhood Commercial), CO (Office Commercial). Purposes and location by General Plan; minimum area for designation: CR 2.5 ac, CN 1 ac, CO 5 ac; Valley Region front setback 25 ft (CO street‑side 15 ft), FAR range approx. 0.25–0.75 depending on district/region. See § 82.05.010–.030 and Tables 82‑10, 82‑13/14/15 .
• CG (General Commercial), CS (Service Commercial), CH (Highway Commercial). Minimum area for designation 5 ac; common Valley Region setbacks: front 25 ft; interior side 10 ft; street‑side 15 ft; height often 60 ft; FAR typically 0.3–0.5 (varies by region and table). See § 82.05.030 and Tables 82‑13B/14B/15B for regional standards; confirm use‑specific permits in Table 82‑11 (e.g., some storage/wholesale allowed with MUP/CUP in certain districts) .

Industrial and special purpose districts

• IC (Community Industrial), IR (Regional Industrial). Minimum area for designation: IC 5 ac, IR 30 ac; Valley Region typical setbacks: front 25 ft; interior side 10 ft; FAR 0.45–0.55; heights up to 75 ft (IC) and 150 ft (IR). Industrial performance standards (noise, air, glare) apply. See § 82.06.030 (Table 82‑16) and § 82.06.060 (Tables 82‑19/20/21) and § 82.06.060(b) referencing Ch. 83.01 .
• Overlays (Floodplain Safety FP, Geologic Hazard GH, Hazardous Waste HW) layer additional siting or permit steps: e.g., GH requires fault‑setbacks of 50–150 ft depending on occupancy; FP enforces FEMA mapping with floodplain development review; HW overlay pairs with a CUP/SUP and State processes. See § 82.14.020, § 82.15.040, § 82.16.020–.030 .

Checklist

• Confirm your site is in the unincorporated County and identify the base district and any overlays; verify minimum area/designation and applicable standards. See § 82.01.020–.030 .
• Confirm your proposed use and permit level in the district’s allowed‑use table; if “P,” prepare a Site Plan Permit; if MUP/CUP, prepare public‑hearing materials. See § 82.04.040, § 82.05.040, § 82.06.040 .
• For Site Plan Permit: demonstrate code compliance, infrastructure capacity, CEQA exemption; include parking, signage, and all prior conditions compliance. See § 85.08.030(d)–(g) .
• If within a city Sphere/redevelopment area/along a State highway: prepare a Minor Use Permit instead of Site Plan Permit. See § 85.08.020(b) .
• Address countywide design items: landscaping plans, walls/fences, screening, and light trespass; cross‑check development standards. See Ch. 83.06, Ch. 83.07, Ch. 83.10 .
• For multi‑family: incorporate the design guidelines (façade modulation, rooflines, open space, CPTED). See § 84.16.050–.060 .
• Coordinate early with the DRC via your planner for technical inputs (access, grading, fire, services). See § 86.02.030 .
• If a project implicates building systems or life safety, remember separate compliance with the California Building Standards Code is still required (distinct from zoning/design review).

Risks & Ambiguities

Plain-English Summary

In unincorporated San Bernardino County, “design review” happens through a Site Plan Permit when your project is CEQA‑exempt and meets all zoning and design standards. If you need exceptions, fall under an overlay, aren’t CEQA‑exempt, or are in a city sphere/redevelopment area/State highway corridor, expect a Minor or Conditional Use Permit and public hearing instead, with the same design standards still applied during review .

Source References

• Title 8 — San Bernardino Development Code; applicability and title: § 81.01.010, § 81.01.050
• Review authorities and processes: § 85.01.030 (Table 85‑1), § 85.02.010, § 85.02.030–.040
• Site Plan Permit: procedures/findings/exceptions/appeals: § 85.08.020–.030
• Tenant Review: Ch. 85.09
• DRC: § 86.02.020–.030
• Countywide design standards: walls/fences § 83.06.050–.070; light trespass Ch. 83.07; landscaping Ch. 83.10; screening/buffering cross‑refs in Div. 3; hillside/multi‑family design: § 84.16.050–.060
• Zoning districts and standards (samples): Residential § 82.04.030–.060; Commercial § 82.05.030–.060; Industrial § 82.06.030–.060; purposes list § 82.01.020(c); overlays § 82.01.030

Retrieved passages

• San Bernardino County Zoning Code (§ 85.02.030) Medium relevance show source text
• San Bernardino County Zoning Code (§ 86.01.030) Medium relevance show source text
• San Bernardino County Zoning Code (§ 83.02.030) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 85.06) Medium relevance show source text
• San Bernardino County Zoning Code Medium relevance show source text
• San Bernardino County Zoning Code (Chapter to) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 83.11) Medium relevance show source text
• San Bernardino County Zoning Code (Title 1) Medium relevance show source text
• San Bernardino County Zoning Code (§ 66427.1) Medium relevance show source text
• San Bernardino County Zoning Code (§ 84.16.050) Medium relevance show source text
• San Bernardino County Zoning Code (§ 83.02.060) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.06.060) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.05.060) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.04.060) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) Medium relevance show source text
• San Bernardino County Zoning Code (§ 83.02.040) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.04.060) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.05.060) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.05.040) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 82.05) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 86.12) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 82.05) Medium relevance show source text
• San Bernardino County Zoning Code (CHAPTER 82.06) Medium relevance show source text
• San Bernardino County Zoning Code Medium relevance show source text
• San Bernardino County Zoning Code (§ 66473.1) Medium relevance show source text
• San Bernardino County Zoning Code (§ 82.06.050) Medium relevance show source text
• San Bernardino County Zoning Code (§ 84.29.040) Medium relevance show source text
• San Bernardino County Zoning Code (Chapter 84.36) Medium relevance show source text
• San Bernardino County Zoning Code (CHAPTER 82.05) Medium relevance show source text

Cited sections

• Title 8 — San Bernardino Development Code; applicability and title: **§ 81.01.010**, **§ 81.01.050** (Title 8)
• Review authorities and processes: **§ 85.01.030** (Table 85‑1), **§ 85.02.010**, **§ 85.02.030–.040** (§ 85.01.030)
• Site Plan Permit: procedures/findings/exceptions/appeals: **§ 85.08.020–.030** (§ 85.08.020)
• Tenant Review: **Ch. 85.09**
• DRC: **§ 86.02.020–.030** (§ 86.02.020)
• Countywide design standards: walls/fences **§ 83.06.050–.070**; light trespass **Ch. 83.07**; landscaping **Ch. 83.10**; screening/buffering cross‑refs in Div. 3; hillside/multi‑family design: **§ 84.16.050–.060** (§ 83.06.050)
• Zoning districts and standards (samples): Residential **§ 82.04.030–.060**; Commercial **§ 82.05.030–.060**; Industrial **§ 82.06.030–.060**; purposes list **§ 82.01.020(c)**; overlays **§ 82.01.030** (§ 82.04.030)
• SanBernardinoCounty_ZoningCode.md

• Official San Bernardino County code library