Local zoning · San Rafael

San Rafael — Design Review

Q: What criteria will reviewers use to judge my design?

Reviewers apply the criteria in § 14.25.050 — consistency with General Plan and any applicable specific plans, minimizing grading and vegetation removal, preserving public views, competent design (licensed architect/landscape architect required for major projects), materials, colors and site organization; alternative solutions may be accepted with findings .

Q: Who makes the design review decision and can it be appealed?

Major environmental and design permits are decided by the Planning Commission ; Minor permits by the Zoning Administrator ; Administrative decisions by the Community Development Director per § 14.25.020 . The code allows elevation or reduction of review level and provides public notice and hearing rules — check Chapter 14.20 and Chapter 14.29 for hearing/notice procedures .

Design Review under the San Rafael local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

Design review in San Rafael is administered under Title 14 (Zoning). It is a discretionary, site‑ and design‑focused permit process (called “environmental and design review” in the code) used to implement General Plan and specific‑plan design policies and to evaluate visual, landscape, circulation and neighborhood compatibility issues. The mandatory procedural authority, thresholds and review criteria are located in Chapter 14.25 of the Municipal Code (Title 14) and related property‑development tables and district chapters cited below (see § 14.25.010; § 14.25.020) .

Note: where the downtown Precise Plan/Form‑Based Code applies, that code controls and the Title 14 design criteria apply only where the Precise Plan is silent (§ 14.25.050) . For basic zoning background see the San Rafael Zoning and Land Use pages; for technical development rules see Development Standards. The city’s parking rules are reviewed as part of many design reviews, and the state California Building Standards Code still governs technical building compliance (not reviewed here).

What the code requires (core rules and procedure)

Purpose and scope: Title 14 calls the review “environmental and design review” and sets its purposes (balance development and environment, preserve views, promote design excellence, protect historic resources downtown): § 14.25.010 .
Decision authority and levels: the Planning Commission handles Major permits; the Zoning Administrator handles Minor permits; the Community Development Director handles Administrative permits and some ministerial/over‑the‑counter approvals. See § 14.25.020 for the delegations and rules for elevation or reduction of review level (right to refer to the commission) .
What triggers review: Chapter 14.25.040 lists “Major physical improvements,” “Minor physical improvements,” and “Administrative design permits” (examples: new construction, large additions, substantial grading or view‑impacting hillside work, parking/driveway changes, signs, decks in hillside areas, etc.) — consult that list to determine level of review (Major/Minor/Admin). See § 14.25.040 .
Review criteria: Chapter 14.25.050 sets the substantive criteria — consistency with General Plan design policies and any applicable specific plans (e.g., Hillside Residential Guidelines, Downtown Precise Plan), competent design (major projects require plans signed by licensed architect/landscape architect), preservation of views, minimizing grading, materials/colors, site organization and landscape, among other criteria; some criteria may be waived with findings (§ 14.25.050) .
Downtown exception: projects inside the Downtown Mixed Use (DMU) / Downtown Precise Plan area are governed first by the Downtown San Rafael Precise Plan Form‑Based Code; Title 14 design provisions apply only where the Precise Plan is silent (§ 14.01.020; § 14.05.032) .
Procedural notes: zoning administrator public hearings and notice follow Chapter 14.20 and notice rules in Chapter 14.29; the zoning administrator and planning director can re‑assign review levels in specific circumstances (§ 14.20.040–060) .

District-by-district breakdown (where design review commonly applies)

Below are the principal base districts where design review is most relevant. The code contains detailed tables for each district; these summaries highlight the design‑decision items you will see most often during a design review for each district.

Note: all district names, dimensional numbers and tables below are taken from Title 14 (see table citations). Verify parcel‑specific limits on the zoning map and in the Downtown Precise Plan where applicable.

Residential base districts (R)

Districts: R2a, R1a, R20, R10, R7.5, R5. Property development standards (setbacks, lot area, lot coverage, max height) are in Table 14.04.030 (§ 14.04.030). Typical features:
- Purpose: Mainly single‑family and low‑density residential uses; protect neighborhood character and provide standards for setbacks, lot coverage and height.
- Typical review issues: front/side/rear setback compliance, lot coverage, upper‑story additions and preservation of neighborhood scale; design review applies to upper‑story additions and other listed improvements (§ 14.25.040 and Table 14.04.030) .
- Key dimensional examples (typical): front setback 15–20 ft, max height commonly 30 ft, lot coverage 20–40% depending on subdistrict — see Table 14.04.030 (§ 14.04.030) .

Duplex / Medium / High Density residential (DR / MR / HR)

Districts: DR, MR (multiple subtypes), HR (multiple subtypes). Property standards are in Table 14.04.040 (§ 14.04.040) .
- Purpose: Provide duplex and multi‑unit housing at specified densities; design review focuses on privacy, usable outdoor area, landscape buffer to adjacent single‑family neighborhoods.
- Typical review issues: spacing between residential structures, usable outdoor area, building heights (commonly 36 ft), maximum lot coverage (varies up to 60%), access and parking impacts; additional separation or design conditions may be imposed to protect adjacent R districts (§ 14.04.040; § 14.25.050) .

Downtown Mixed Use (DMU / Downtown Precise Plan)

District: DMU (Downtown Mixed Use / Downtown Precise Plan / Form‑Based Code).
- Purpose: Enable mixed‑use downtown development under the Downtown San Rafael Precise Plan Form‑Based Code; the downtown code contains its own design rules and review process. Where the Precise Plan is silent, Title 14 design criteria apply (§ 14.05.022; § 14.05.032; § 14.25.050) .
- Typical review issues: building form, streetwall/pedestrian frontage, active ground‑floor uses, signage coordinated with Chapter 14.19, parking relief tied to FAR rules, and potential height bonuses granted through design review (§ 14.16.190; § 14.25.050) .

Commercial / Office / Industrial (GC, NC, O, C/O, etc.)

Districts: GC, NC, O, C/O, R/O, and special business districts listed in Table 14.05.030.
- Purpose: Provide for neighborhood and general commercial, office, and mixed commercial uses. Design review addresses circulation, loading, screening, landscaping and the visual relationship to adjacent residential districts (§ 14.05.030; § 14.18.040) .
- Typical review items: parking areas and lot landscaping (see Parking), loading screening, mechanical screening and signage; parking relief and FAR are handled per district rules and sometimes via design review (§ 14.18.060; § 14.25.040) .

Hillside / Special geographic rules

Hillside and hillside resource residential land use designations trigger additional design and grading scrutiny (minimize grading, protect trees, view protection). Special Hillside Residential Design Guidelines are referenced in the code and considered in § 14.25.050; very visible ridgeline development gets Major review (§ 14.25.040; § 14.25.050) .

Quick reference table — decision‑relevant items

Decision topic	Rule / trigger	Code Reference
Who approves (review levels)	Major = Planning Commission; Minor = Zoning Administrator; Administrative = Community Development Director	§ 14.25.020
Which projects are Major / Minor / Admin	Major includes new construction, large additions, major site grading; Minor includes smaller additions, landscaping, parking changes; Admin list includes smaller decks, flag‑lot single‑family, downtown admin design rules	§ 14.25.040
Design review criteria	Consistency with General Plan & specific plans; competent design (architect signature for major projects); preserve views; minimize grading; materials/colors/landscaping	§ 14.25.050
Residential property standards (sample)	Front setbacks 15–20 ft; max height commonly 30 ft (R districts) — see full table for each R subtype	Table 14.04.030 / § 14.04.030
DR/MR/HR standards (multi‑unit)	Max heights commonly 36 ft; lot coverage and density vary by subtype; separation, usable outdoor area requirements	Table 14.04.040 / § 14.04.040

Practical guidance / interpretation (plain‑English application tips)

Start by checking whether the project is inside the Downtown Precise Plan (DMU); if so, run the Precise Plan rules first — Title 14 design rules only fill gaps (§ 14.05.032) .
Use the lists in § 14.25.040 to determine whether the project is Major, Minor or Administrative — that determines the reviewer, hearing requirement and likely submittal expectations (Planning Commission vs Zoning Administrator vs Community Development Director) .
For any Major design review, expect plan sets prepared or stamped by a licensed architect/landscape architect (competent design requirement) — § 14.25.050.D requires licensed professionals for major projects .
Always include landscape, irrigation and MMWD compliance documentation for projects subject to design review: landscape plans for design reviews must comply with MMWD rules and written MMWD approval may be required before building permits are issued (§ 14.18/14.25 related provisions) .
Expect concurrent review of signage and parking where those elements are part of the regulated improvements (sign plan submitted concurrently; parking/driveway work listed among minor/major improvements) (§ 14.25.040; Chapter 14.19; Chapter 14.18) .
Where the code allows reduced or elevated review level, the Community Development Director or Planning Director can reassign the review body; an applicant or planning commissioner may request referral to the Planning Commission (§ 14.25.020.D–E) .

Checklist

Confirm zoning district and whether parcel lies inside the Downtown Precise Plan/DMU (precise plan controls where applicable) — see § 14.05.032 .
Determine review level using the lists in § 14.25.040 (Major / Minor / Administrative) .
Prepare scaled site plan, elevations, materials/finish board and landscape plan (landscape/irrigation must show MMWD compliance where required) — see § 14.25.050 and related landscape provisions (MMWD) .
For Major projects, provide architect/landscape architect signed plans per § 14.25.050.D .
Submit sign plan and parking/driveway plan concurrently when applicable (Chapters 14.19, 14.18) .
Check for overlays (hillside, historic, flood, canal) that add standards — consult Overlay Districts and Chapter 14.16 references in Title 14 (§ 14.01.020 explains overlays) .
Verify hearing notice timing and public notice requirements (Chapter 14.29) and whether referral to Planning Commission is required (§ 14.20.060; § 14.25.020) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Downtown Precise Plan vs Title 14	The Downtown Precise Plan/Form‑Based Code supersedes Title 14 where it applies; mis‑applying Title 14 can lead to incorrect permit route	Confirm DMU boundary on the zoning map and consult the Precise Plan text; see § 14.05.032 and § 14.01.020
Is a proposed ADU subject to design review?	State ADU rules limit discretionary standards; local design review can still apply if Title 14 lists the improvement as discretionary	Title 14 does not clearly list ADU‑specific exemptions for design review in retrieved materials — Verify with the jurisdiction and consult the ADU page and California ADU law; "Verify with the jurisdiction" — Not found in retrieved materials
Objective vs subjective standards (ministerial ADU tension)	Use of subjective design criteria can conflict with state ministerial ADU requirements	Check whether the project is ministerial by law (state ADU mandates) and which local standards are objective; if uncertain, “Verify with the jurisdiction” — Not found in retrieved materials; consult California ADU law page and planning counter
Competent design signature requirement	Major projects require licensed architects/landscape architects — missing signatures can stop acceptance	For Major Environmental and Design Review: plans must be prepared/signed by licensed professionals per § 14.25.050.D
MMWD landscape sign‑offs and building permits	Lack of MMWD approval can delay building/grading permits	Projects subject to design review require MMWD plan approval and written verification prior to issuance of building/grading permits — see Project requirements tied to MMWD in Title 14 (landscape requirements)

Plain‑English Summary

Design review in San Rafael is a zoning process (Title 14, Chapter 14.25) that the city uses to check the look, siting, landscaping and neighborhood impacts of new buildings, significant additions, major grading and related site work; small or routine items may be handled administratively, while bigger projects go to the Planning Commission. The code lists exactly which improvements need Major, Minor or Administrative review, sets design criteria (views, grading, materials, and licensed design for major projects), and defers to the Downtown Precise Plan inside the downtown area (see § 14.25.040; § 14.25.050) .

Source References

San Rafael Municipal Code, Title 14 — Chapter 14.25 (Environmental and Design Review Permits): § 14.25.010, § 14.25.020, § 14.25.040, § 14.25.050. See uploaded code extract.
San Rafael Municipal Code — Residential property development tables: Table 14.04.030 (R districts) and Table 14.04.040 (DR, MR, HR): § 14.04.030; § 14.04.040.
Downtown Precise Plan/Form‑Based Code reference and DMU rules: § 14.05.022, § 14.05.032, and Chapter cross‑references in Title 14.
Zoning Administrator and procedural rules: Chapter 14.20 (authority, appointment, notice): § 14.20.020–060.
Landscape / MMWD coordination requirements (design review submittals): Title 14 landscape and MMWD references (see design review submittal and MMWD compliance notes).
Source export: San Rafael, California — Title 14 ZONING (print export; library.municode.com noted as original source in upload)

Sources

Retrieved passages

CBC § 14.25.010 (Section 14.25.010) High relevance
San Rafael Zoning Code (§ 1) High relevance
San Rafael Zoning Code (Chapter 14.16.360.B.) High relevance
San Rafael Zoning Code (chapter to) High relevance
San Rafael Zoning Code (Section 14.24.020.B) High relevance
San Rafael Zoning Code (Section 14.25.040) Medium relevance
San Rafael Zoning Code (Title 24) Medium relevance
San Rafael Zoning Code (Section 14.17.120) Medium relevance
San Rafael Zoning Code (Chapter 14.16) Medium relevance
San Rafael Zoning Code (Chapter 14.24) Medium relevance
San Rafael Zoning Code (§ 18) Medium relevance
San Rafael Zoning Code (§ 1) Medium relevance

Cited sections

Official San Rafael code library

Frequently asked questions

Do I need design review for a small single‑family addition in San Rafael?

If the addition meets the Administrative or Minor physical improvement descriptions, it may be processed administratively or as a minor review; large additions, upper‑story additions that change exterior appearance or exceed the percent thresholds listed in § 14.25.040 will trigger Minor or Major review. Determine the level using the lists in § 14.25.040 and the delegation in § 14.25.020; the Planning Commission handles Majors, the Zoning Administrator handles Minors, and the Community Development Director handles Administrative actions .

What criteria will reviewers use to judge my design?

Reviewers apply the criteria in § 14.25.050 — consistency with General Plan and any applicable specific plans, minimizing grading and vegetation removal, preserving public views, competent design (licensed architect/landscape architect required for major projects), materials, colors and site organization; alternative solutions may be accepted with findings .

Who makes the design review decision and can it be appealed?

Major environmental and design permits are decided by the Planning Commission; Minor permits by the Zoning Administrator; Administrative decisions by the Community Development Director per § 14.25.020. The code allows elevation or reduction of review level and provides public notice and hearing rules — check Chapter 14.20 and Chapter 14.29 for hearing/notice procedures .

Does the Downtown Precise Plan change design review in downtown San Rafael?

Yes. Properties inside the Downtown Mixed Use (DMU) area are governed by the Downtown San Rafael Precise Plan Form‑Based Code; Title 14 design rules apply only where the Precise Plan is silent — see § 14.05.022, § 14.05.032 and § 14.25.050 .

Do I have to hire an architect to submit design review plans?

For Major environmental and design review permits the code requires plans prepared and signed by a person legally competent under the building code; specifically, plans for projects subject to a Major permit before the Planning Commission must be prepared by and bear the signature of a licensed architect and/or landscape architect per § 14.25.050.D .

Are sign plans and parking plans part of design review?

Yes. Signs and parking/driveway changes that are part of a development subject to environmental and design review are reviewed concurrently — see § 14.25.040 and Chapter 14.19 for signs and Chapter 14.18 for parking; parking waivers and downtown parking rules are addressed for DMU under the Precise Plan and Chapter 14.18 .

What special rules apply to hillside or ridgeline projects?

Projects on steep slopes, near ridgelines or in hillside resource areas are more likely to be subject to Major review; the design criteria emphasize minimizing grading, preserving natural vegetation and protecting views; Hillside Residential Design Guidelines are listed among adopted plans that guide design review in § 14.25.050 .

If my project is “minor” can the city still send it to the Planning Commission?

Yes. The Community Development Director may place an item on the Planning Commission agenda if it is judged to be of size, importance or unique nature; conversely the director may also decline to require Planning Commission review for matters judged insignificant (§ 14.25.020.D–E) .

Are landscape plans subject to review and do I need MMWD sign‑off before a building permit?

Landscape and irrigation plans for projects requiring a design review must comply with MMWD requirements and the code conditions approval on written MMWD verification before a building/grading permit will be issued (see Title 14 references to MMWD coordination in project submittals) .

Will design review consider historic preservation rules?

Yes — design review is used in part to protect historic resources (the code specifically cites downtown historic resources and defers to adopted preservation guidelines); consult the Historic Preservation page and the design review criteria in § 14.25.050 for how preservation factors are considered .

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