San Bernardino — Design Review

Last reviewed: July 3, 2026

Overview

San Bernardino’s Development Code establishes a formal design review process administered by a Development Review Committee (DRC) and integrated into permit reviews to ensure new and modified projects meet City design goals and performance standards. The basic rules and trigger tests are in Chapter 19.38 (Design Review); applicable zoning chapters (residential, commercial, industrial, and overlay chapters) supply the district standards the DRC evaluates against. See the City’s Development Standards, parking, overlays, ADU, signage and zoning pages for related topics as you prepare an application: design review and zoning, development standards, parking, overlay districts, ADUs, signage, and the California Building Standards Code for building-code requirements that are outside this page’s scope.

Note: this page covers only what the San Bernardino Development Code says about design review (how it is triggered, what DRC looks at, and how it connects to district standards). For building-code, permit fees, or plan-check submittal lists see the building-code or permit guidance pages.

What the code requires (high-level)

• Projects subject to design review are listed by trigger and evaluated by the DRC before final action by the review authority. See § 19.38.020 for the triggers and § 19.38.030 for DRC applicability and workflow.

• The DRC makes its recommendation based on specific findings about aesthetics, compatibility, and safety; the three required DRC findings are in § 19.38.040.

• Design review does not replace the need to comply with base-zone development standards (setbacks, lot coverage, height), Conditional Use Permit or Development Permit findings, or overlay-specific design rules — it supplements those reviews. The base-zone standards live in the residential, commercial, industrial, and overlay chapters (for example § 19.04, § 19.06, § 19.08, and § 19.19-A).

Core local rules (by code reference)

• Applicability and triggers: new developments reviewed by an authority higher than the Director, remodels requiring a Development Permit, changes/intensifications of use, and signs with non‑Director review authority are explicitly listed as subject to design review — § 19.38.020.

• Process and role of DRC: the DRC reviews projects prior to final action and the Department forwards materials and a DRC report to the decision authority — § 19.38.030.

• Required DRC findings: design quality/maintenance, no unreasonable interference with neighbors or hazards, and compatibility with neighborhood character and the General Plan — § 19.38.040.

• Where the final permit/finding authority is defined: review authorities (Director, Planning Commission, Council) and their roles are set out in § 19.02.040 (Review Authorities) and the permit procedures and findings for Development and Administrative Permits are in § 19.44 and § 19.36.

District-by-district breakdown

Below are the San Bernardino districts most commonly affected by design review. Each subsection gives the district purpose, typical permitted uses, key dimensional standards the DRC will check compliance against, and where the district rules live in the code.

Residential base zones — R-1, RU, RS, (Chapter § 19.04)

• Purpose: preserve single-family character, allow infill and compatible housing types, and manage density and open space. The chapter's general residential development rules (minimum lot size, site coverage, setbacks, heights and PRD rules) are applied during review. § 19.04.
• Typical permitted uses: single-family dwellings, accessory uses (subject to local ADU rules elsewhere), limited home occupations. See definitions and permitted-use lists in § 19.04.
• Key dimensional standards DRC enforces visually and by site plan:
  • Minimum lot area for typical detached single-family small-lot subdivisions: 5,000 sq.ft. (where applicable) — § 19.04.
  • Site coverage (max): 40% in many residential contexts — § 19.04.
  • Height: detached single-family 2½ stories / 35 ft; attached up to 3 stories / 42 ft — § 19.04.
  • Perimeter setbacks: minimum front/rear/side structural setback commonly 15 ft for PRDs (see chapter for exceptions/small-lot rules) — § 19.04.
• Where it applies: citywide residential neighborhoods; overlay zones (Hillside, Transit, etc.) may modify these standards (see overlay subsections). § 19.04.

Commercial base zones — CO, CG-1/2/3, CR-1–4, CH, CCS-1/2 (Chapter § 19.06; Table 06.02)

• Purpose: commercial activity at varying scales from neighborhood-serving to regional commercial; DRC focuses on building elevations, storefronts, pedestrian orientation, parking layout, and signage integration. § 19.06.
• Typical permitted uses: offices, retail, restaurants (some require Development or Conditional Use Permits), mixed use where allowed by base zone/overlay. § 19.06.
• Key dimensional standards drawn from Table 06.02 (examples):
  • Front setback: varies by commercial district (e.g., CO: 15 ft, CG-1: 10 ft, CR-1: 0 ft). § 19.06, Table 06.02.
  • Lot coverage (max): ranges from 50% to 100% depending on district (see Table 06.02). § 19.06, Table 06.02.
  • Height: ranges (e.g., CO up to 4 stories/52 ft, CG districts commonly 2 stories/30 ft). § 19.06, Table 06.02.
• Where it applies: commercial corridors, centers and downtown; projects subject to public-facing design (storefronts, signs, parking) will be flagged for design review per § 19.38.020.

Industrial zones — OIP, IL, IH, IE (Chapter § 19.08; Table 08.02)

• Purpose: accommodate a range of industrial and light-industrial uses while managing visual impacts, screening outside storage, and ensuring service access. § 19.08.
• Typical permitted uses: warehousing, manufacturing, office-industrial, limited retail accessory to production (with limits such as 15% of building area for retail). § 19.08.
• Key dimensional standards (Table 08.02 examples):
  • Front setbacks: OIP: 20 ft (20 ft along arterials, 10 ft on other streets), IL: 10 ft, IH: 20 ft. § 19.08, Table 08.02.
  • Lot coverage (max): OIP 50%, IL/IH 75%. § 19.08, Table 08.02.
  • Height: OIP 42 ft, IL commonly 2 stories/50 ft, IH may have no explicit maximum subject to findings. § 19.08, Table 08.02.
• Where it applies: industrial parks and employment areas; DRC reviews focus on screening, loading visibility, and integration of landscaping and trash/recycling screening per § 19.08.

Overlay districts — Transit Overlay (TD) and others (Chapter § 19.19-A; overlays governed in overlay chapters)

• Purpose: overlay chapters modify building form, placement, and design expectations (Transit, Hillside, Emergency Shelter, Foothill Fire, etc.). The Transit Overlay includes station-area-specific building form and design guidelines the DRC enforces during review. § 19.19-A.050 and related guideline sections.
• Typical rules affecting design review:
  • Build-to Line / setback and max height caps tailored to station area: see Table 19-A.01 (e.g., neighborhood station max 30 ft / 2 stories; downtown up to 100 ft / 7 stories subject to transition rules). § 19.19-A, Table 19-A.01.
  • Special façade, ground-floor activation, and step-back standards that are enforced by the DRC. § 19.19-A.050–.140.
• Where it applies: properties inside overlay boundaries shown on the Official Zoning Map; overlays can change objective dimensional standards and add design guidelines the DRC checks. § 19.19-A.

Quick decision table (most decision-relevant standards / permitted uses)

(Always verify the zoning map and specific parcel overlays; overlay boundaries and precise subdistricts determine which row applies. Verify with the City.)

Practical guidance (how DRC review plays out)

• If your project is a new building, a change/intensification of use, a remodel requiring a Development Permit, or a sign with higher-level review, expect a DRC review packet to be prepared and a DRC recommendation to be provided to the deciding authority — triggers are in § 19.38.020.

• Prepare elevations and materials, site plan showing parking/landscaping/trash screening, and a written narrative addressing the three DRC findings in § 19.38.040 (aesthetics/maintenance, no unreasonable interference/hazards, neighborhood compatibility). Explicitly map how your design meets these tests. § 19.38.040.

• In overlay areas (Transit Overlay or Hillside, etc.) design guidelines and modified dimensional standards apply — consult the overlay chapter early (e.g., § 19.19‑A).

• Expect the DRC to evaluate sign location and design in coordination with the sign chapter; some sign changes may be subject to the DRC rather than Director-level review (see § 19.22 and § 19.38.020). § 19.22; § 19.38.020.

• Parking layout, screening and landscaping are often decisive for DRC recommendations; coordinate with the City’s parking and landscaping and screening standards as part of the submittal. § 19.24 references (see development standards chapters) — verify with the Department. Not all parking waivers/variations are granted.

Checklist

• Confirm whether the project triggers DRC review per § 19.38.020 (new buildings with review authority above Director, remodels requiring a Development Permit, use intensifications, certain signs).
• Prepare site plan, elevations, materials palette, landscaping plan (showing screening for trash, parking and equipment) and written narrative addressing DRC findings § 19.38.040.
• Verify base-zone dimensional standards (setbacks, height, lot coverage) in the applicable chapter: residential § 19.04, commercial § 19.06, industrial § 19.08 and overlay modifications § 19.19‑A.
• Check sign permit requirements and whether signs will also be routed to the DRC (see § 19.22 and § 19.38.020).
• Confirm the review authority and appeal route (Director, Planning Commission, Council) per § 19.02.040 and the permit chapter § 19.44.
• If in an overlay (Transit, Hillside, FF, etc.), include overlay-specific design responses and table crosswalks (for example Table 19‑A.01 for Transit). § 19.19‑A.

Risks & Ambiguities

Plain-English summary

If you are building a new structure, changing a use significantly, remodeling where a Development Permit is required, or proposing signs above the Director’s authority, San Bernardino’s DRC will review your plans to make sure the design is attractive, safe, and compatible with the neighborhood; the triggers and required design findings are in § 19.38.020 and § 19.38.040.

Information Gaps

• The local file excerpts reference Table 31.01 as the table that assigns review authority for certain projects; that table was not present in the retrieved materials. Verify Table 31.01 with Planning staff. § 19.38.020

• The city’s consolidated "Design Guidelines" document (the detailed aesthetic standards the DRC uses) is referenced by the code but was not included in the retrieved extracts. The overlay guideline fragments (Transit overlay guidelines including 19.19‑A.100 etc.) appear in the code but the full design guideline text may be in an appendix not included here. Verify the currently adopted guideline document. § 19.38.010 and § 19.19‑A

• Local ADU-specific design-review treatment was not located in the retrieved materials; state ADU constraints exist but local implementation must be confirmed. Not found in retrieved materials — Verify with the Department.

Source References

• Development Code, Chapter 19.38 (Design Review) — Purpose, Application, Applicability, DRC Findings: § 19.38.010, § 19.38.020, § 19.38.030, § 19.38.040.
• Review authorities overview: § 19.02.040 (Mayor & Council, Planning Commission, Director roles).
• Administrative & Development Permits (review procedures and findings): § 19.44 (Administrative and Development Permits).
• Residential zones and standards: § 19.04 (lot size, coverage, setbacks, heights; Planned Residential Development standards).
• Commercial zones, Table 06.02 (development standards: setbacks, height, lot coverage for CO, CG, CR, CH, CCS): § 19.06, Table 06.02.
• Industrial zones, Table 08.02 (development standards for OIP, IL, IH, IE): § 19.08, Table 08.02.
• Transit Overlay District (building form/placement standards and Table 19‑A.01): § 19.19‑A (Transit Overlay).
• Sign regulations and sign-review guidance referenced by the code: § 19.22 (Sign Regulations).
• State ADU and building-code context (for where design review intersects state ADU allowances and Title 24): California ADU guidance and California Building Standards Code (state-level; local ADU implementation not fully present in retrieved materials).

Retrieved passages

• San Bernardino Zoning Code (CHAPTER 19.40) High relevance show source text
• San Bernardino Zoning Code (Section 19.20.030) Medium relevance show source text
• San Bernardino Zoning Code (Section 65000) Medium relevance show source text
• San Bernardino Zoning Code (Section 19.46.050) Medium relevance show source text
• CFC § 2024 Medium relevance show source text
• San Bernardino Zoning Code (section shall) Medium relevance show source text
• San Bernardino Zoning Code (Chapter 5.10) Medium relevance show source text
• San Bernardino Zoning Code (Section 23) Medium relevance show source text
• San Bernardino Zoning Code Medium relevance show source text
• CBC § N104.1 (Section N104.1) Medium relevance show source text
• San Bernardino Zoning Code (section establishes) Medium relevance show source text
• San Bernardino Zoning Code (Section 19.04.030) Medium relevance show source text

Cited sections

• Development Code, Chapter **19.38 (Design Review)** — Purpose, Application, Applicability, DRC Findings: **§ 19.38.010**, **§ 19.38.020**, **§ 19.38.030**, **§ 19.38.040**. (§ 19.38.010)
• Review authorities overview: **§ 19.02.040** (Mayor & Council, Planning Commission, Director roles). (§ 19.02.040)
• Administrative & Development Permits (review procedures and findings): **§ 19.44** (Administrative and Development Permits). (§ 19.44)
• Residential zones and standards: **§ 19.04** (lot size, coverage, setbacks, heights; Planned Residential Development standards). (§ 19.04)
• Commercial zones, Table 06.02 (development standards: setbacks, height, lot coverage for **CO**, **CG**, **CR**, **CH**, **CCS**): **§ 19.06**, Table 06.02. (§ 19.06)
• Industrial zones, Table 08.02 (development standards for **OIP**, **IL**, **IH**, **IE**): **§ 19.08**, Table 08.02. (§ 19.08)
• Transit Overlay District (building form/placement standards and Table 19‑A.01): **§ 19.19‑A** (Transit Overlay). (§ 19.19)
• Sign regulations and sign-review guidance referenced by the code: **§ 19.22** (Sign Regulations). (§ 19.22)
• State ADU and building-code context (for where design review intersects state ADU allowances and Title 24): California ADU guidance and California Building Standards Code (state-level; local ADU implementation not fully present in retrieved materials). (Title 24)
• SanBernardino_ZoningCode.md
• 2025 California ADU handbook.md
• 2025 California Building Code.md

• Official San Bernardino code library