Local zoning · Biggs

Biggs — Design Review

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

Last reviewed: July 1, 2026

Overview

The City of Biggs regulates the appearance and site planning of new buildings and many exterior changes through Chapter 14.100 Design Review of its zoning ordinance. Design review sits within the City’s broader zoning framework and adds project‑specific, discretionary checks on site, building, and landscaping design before a building permit is issued in residential and commercial areas. The chapter also sets out submittal requirements and objective design standards for sites, structures, and landscaping that apply citywide.

What triggers Design Review in Biggs

Design Review is required before issuance of a building permit for any new building, structure, or exterior change within all residential and commercial districts, unless an exemption applies.
Exemptions include: interior-only work; projects whose architectural plans were already approved with a discretionary entitlement; minor exterior work and minor new construction on partially developed properties in the D‑MU, C‑G, and C‑O districts if approved administratively by the City Planner; most exterior changes to existing buildings in all other districts; and single‑unit “infill” homes on existing vacant lots.
All projects in the PD Planned Development district are additionally subject to Design Review.
Off‑street parking lots (including those in residential districts) are specifically subject to Design Review. See also parking.

Citywide Design Review standards and process

Decision makers and timing: The Planning Commission or the City Planner approves, conditionally approves, or denies Design Review before the building permit; a written statement of findings is required. Modifications to approved plans must be re‑approved.
Conditions may be more restrictive than base zoning (including density) if needed to meet the chapter’s standards and policies.
Expiration: Most approvals expire after 1 year if no permit is pulled and work is not diligently pursued; multi‑phase projects can have up to 4 years.
Citywide design standards:
- Site: Retain mature trees; orient and screen parking; screen trash, service yards, and utilities; integrate subtle, down‑directed lighting; provide usable open space where appropriate; include bicycle parking when appropriate.
- Building: Ensure compatibility with neighborhood character; avoid box‑like massing; incorporate entries as focal points; carry design treatments around all elevations; screen roof equipment; place most building frontage at the street in the B Street commercial area.
- Landscaping: Integrate street trees; screen unattractive elements; provide shade for 50% of parking area at maturity; use species suited to Biggs’ climate; provide permanent irrigation for publicly visible/open‑space landscaping in commercial and multifamily projects. See also landscaping and screening.

District-by-District applicability and key tie‑ins

Below is a Design Review–focused snapshot of where and how Chapter 14.100 interacts with Biggs’ districts. For full dimensional rules, also see development standards.

R‑1 Single‑Family Residential Zoning District

Purpose and typical uses: Low‑density single‑family neighborhoods (about 2.0–6.1 units/acre). Single‑family detached dwellings predominate; see the Residential Use Table for details.
Key dimensional standards: Front setback 15 ft; side 5 ft; street‑side 10 ft; rear 15 ft; minimum lot 5,445 sf and 50 ft width; lot coverage 50% (up to 65% by use permit); building height 35 ft; accessory structures up to 20 ft.
Where it applies: Citywide R‑1 mapped areas.
Design Review: New single‑unit “infill” homes on existing vacant lots are exempt. Exterior alterations to existing buildings in R‑1 are also exempt. Multifamily projects are not permitted in R‑1.

R‑2 Medium Density Residential Zoning District

Purpose and typical uses: Medium density areas (about 6.1–16.0 units/acre); single‑family and duplex by right; condominiums with a use permit.
Key dimensional standards: Not found in retrieved materials.
Where it applies: Citywide R‑2 mapped areas.
Design Review: Applies to exterior work/new buildings because R‑2 is a residential district, subject to the general triggers and exemptions in Chapter 14.100.

R‑3 High Density Residential Zoning District

Purpose and typical uses: Multifamily residential (chapter title implied by section numbering). Not found in retrieved materials.
Key dimensional standards: Typical minimum lot width 60 ft for 7,200‑sf lots; accessory dwellings/structures max 20 ft height; common open space for multifamily: at least 25% of lot area, with 80% of required open space usable by residents.
Where it applies: Citywide R‑3 mapped areas.
Design Review: Applies to new multifamily buildings and exterior work (residential district), subject to Chapter 14.100.

R‑MU Residential Mixed‑Use Zoning District

Purpose and typical uses: Predominantly residential (6.0–16.0 units/acre) with vertical/horizontal mix of compatible commercial/office uses on the same site.
Key dimensional standards: Street‑side yard 10 ft; rear yard 15 ft when abutting residential (otherwise 0 ft); lot coverage and landscaping are set through the Design Review/project review process; max height 45 ft (up to 50 ft by exception).
Where it applies: Mapped mixed‑use areas outside Downtown.
Design Review: Required for new buildings and exterior work (residential district); many site/landscape specifics are expressly set through the Design Review process.

D‑MU Downtown (B Street) Mixed‑Use Zoning District

Purpose and typical uses: Historic main street environment along B Street; retail and services with residential 16.0–25.0 units/acre.
Key dimensional standards: No minimum front or interior side setback; street‑side 10 ft; rear 0 ft (15 ft when abutting residential); lot coverage and landscaping set through Design Review; max height 55 ft (exceptions per variances and exceptions).
Where it applies: B Street corridor.
Design Review: Minor alterations and minor new construction on partially developed properties may be approved administratively by the City Planner; substantial work is referred to the Planning Commission.

C‑G General Commercial Zoning District

Purpose and typical uses: Broad range of community‑serving commercial uses; residential allowed with a use permit at 16.0–25.0 units/acre.
Key dimensional standards: Not found in retrieved materials.
Where it applies: Community commercial corridors/sites.
Design Review: Same triggers as other commercial districts; minor alterations on partially developed properties can be approved by the City Planner. Site and building design must also sync with the citywide Design Review standards for site, building, and landscaping.

C‑O Office Commercial Zoning District

Purpose and typical uses: Office‑oriented commercial areas. Not found in retrieved materials.
Key dimensional standards: Street‑side yard 10 ft; rear yard 10 ft when abutting residential; height 40 ft (up to 50 ft by exception); lot coverage up to 75% by right with potential 15% increase via use permit (total 90%); minimum 10% of lot area landscaped and accessible to the public. A 6‑ft solid wall is required where C‑O abuts residential.
Where it applies: Office‑zoned sites outside Downtown.
Design Review: Applies to new/exterior work; minor alterations on partially developed properties may be approved administratively by the City Planner. Landscaping requirements are established through Design Review.

PD Planned Development District (combining/overlay)

Purpose and application: A flexible, combining district that can overlay any zoning designation to allow tailored standards and mixed uses consistent with the General Plan. See overlay districts.
Key development parameters: At least 20% landscaped open space (10% consolidated for recreation/social uses); project‑specific standards may differ from base zoning after hearings.
Design Review: All PD projects are subject to Chapter 14.100 Design Review in addition to PD approvals.

Industrial Districts (M‑1 Light Industrial, M‑2 General Industrial, A‑M Agricultural Industrial)

Purpose and typical uses: Industrial and related uses as listed in the Industrial Use Table.
Key dimensional standards: Example for M‑2: no minimum lot size/width; max height 60 ft (up to 100 ft by exception), but 30 ft/one story where contiguous to residential. Not found in retrieved materials for M‑1 or A‑M.
Design Review: Chapter 14.100’s blanket trigger is for residential and commercial districts. However, off‑street parking lots are expressly subject to Design Review regardless of district, and citywide design standards may inform conditions on industrial projects. Verify applicability for specific industrial proposals with the City.

P‑Q Public or Quasi‑Public Zoning District

Purpose and typical uses: Public facilities, parks/greenbelts/trails, utilities; schools and public parking with a use permit.
Key dimensional standards: Minimum lot 7,200 sf; lot coverage generally limited to 25% (more by Planning Commission approval).
Design Review: No blanket requirement in Chapter 14.100 was found for P‑Q. Elements like parking and landscaping may still be reviewed under Design Review standards where applicable. Verify with the jurisdiction.

Design Review triggers and common exemptions by district

District	What typically needs Design Review	Common exemptions that avoid Design Review
All Residential (R‑1, R‑2, R‑3, R‑MU)	New buildings and exterior changes (unless exempt)	Interior‑only work; exterior changes to existing buildings in districts other than D‑MU/C‑G/C‑O; single‑unit infill homes on existing vacant lots
D‑MU (Downtown)	New buildings; substantial exterior changes	Minor alterations and minor new construction on partially developed properties if approved by City Planner
C‑G (General Commercial)	New buildings; substantial exterior changes	Minor alterations and minor new construction on partially developed properties if approved by City Planner
C‑O (Office Commercial)	New buildings; substantial exterior changes; landscaped area standards set during DR	Minor alterations and minor new construction on partially developed properties if approved by City Planner
PD (Planned Development)	All PD projects also undergo Design Review	None stated
Any district with off‑street parking lot	New or modified parking lots	None stated

Submittal requirements

Pre‑application (optional): You may submit preliminary plans to the City Planner for feedback before filing for building permits.
Application content with building permit application:
- For single‑family homes: Complete the City’s residential site plan checklist to accompany site plan review.
- For all other buildings: Provide a site plan (parcel, dimensions, access/alleys/easements, existing/proposed improvements, setbacks, building/landscape/parking/lighting/trash/mechanical locations, walls/fences), building elevations and exterior materials/colors for road‑facing facades, and a landscape plan (locations, plant palette, irrigation).
Decision and findings: The Commission or City Planner issues written findings approving, conditionally approving, or denying the application; partial permits can be issued for a portion of plans.

Checklist

Confirm whether your project is in a residential or commercial district and whether a PD overlay applies. Start at zoning and overlay districts.
Determine if any exemption in § 14.100.030 applies (e.g., interior work, minor D‑MU/C‑G/C‑O alterations, single‑unit infill).
If Design Review applies, prepare a complete submittal per § 14.100.040, including the residential site plan checklist where applicable.
Show compliance with citywide Design Review standards for site, building, and landscaping in §§ 14.100.070–.100; align with any district‑specific standards (setbacks, height, coverage).
For parking lots, design to meet both Design Review and off‑street parking standards in Chapter 14.130 (e.g., access, dimensions, 50% shade at maturity).
Anticipate conditions; the Commission/Planner may impose stricter conditions than base zoning where needed.
Track the approval clock: most Design Review approvals expire after 1 year without diligent construction (4 years for phased projects).

Risks & Ambiguities

Issue	Why it matters	What to verify
“Minor” work in D‑MU/C‑G/C‑O	Whether Design Review can be approved administratively by the City Planner turns on whether work is “minor.”	Ask the City Planner early; substantial work triggers Planning Commission review.
Decision maker and process	City Planner vs Planning Commission affects timelines and hearing needs.	Confirm who will act and whether your project will require a public meeting.
Conditions can exceed base standards	Design Review may impose stricter conditions than otherwise required, including density.	Identify likely conditions in advance (e.g., façade articulation, screening, trees).
Approval expiration	Lapsed approvals require resubmittal; phasing extends timelines.	Schedule permit issuance and construction to maintain validity; request extensions if needed.
Industrial and P‑Q applicability	Blanket trigger in § 14.100.020 covers residential/commercial; other districts rely on specific tie‑ins (e.g., parking lots).	Verify with the jurisdiction for project‑specific reviews in M‑1/M‑2/A‑M or P‑Q.
Parking lot shading/landscaping	DR enforces 50% shading of parking and visible landscaping standards.	Provide shade calculations and a planting plan consistent with the approved tree list.

Plain-English Summary

If you’re building new or changing the outside of a building in a residential or commercial zone in Biggs, you’ll usually need Design Review before getting your building permit. Some projects are exempt (like interior‑only work, “minor” exterior tweaks in Downtown/Commercial, or a single house on an empty lot). When Design Review applies, submit a site plan, elevations, and a landscape plan showing how you meet Biggs’ design standards—for example, keeping mature trees, avoiding boxy buildings, screening trash and equipment, and shading half of any parking lot. The City Planner or Planning Commission can approve the project and may add conditions.

Source References

Biggs Municipal Code, Chapter 14.100 Design Review: purpose, applicability, exemptions, submittals, approvals, conformance, citywide site/building/landscaping standards, conditions, denials, expiration.
PD Planned Development: DR required for PD projects; pre‑application; open space; latitude of regulations.
D‑MU Downtown Mixed‑Use district: purpose; setbacks/height; DR sets lot coverage/landscaping; special regs.
R‑MU Residential Mixed‑Use district: purpose; setbacks/height; DR sets lot coverage/landscaping.
C‑G General Commercial district: purpose; use table reference.
C‑O Office Commercial district: setbacks/rear yard/height/coverage; landscaping min 10% and set via DR; adjacency wall.
Residential districts: R‑1 purpose and standards; R‑2 purpose; R‑3 selected standards.
Off‑street parking: parking lots subject to DR; design/landscaping standards including 50% shade.
City Planner authority and process references.

Sources

Retrieved passages

Biggs Zoning Code (Chapter 14.100.) High relevance
Biggs Zoning Code (title and) High relevance
Biggs Zoning Code (§ 1) High relevance
Biggs Zoning Code (§ 1) High relevance
Biggs Zoning Code (§ 1) Medium relevance
Biggs Zoning Code (chapter prior) Medium relevance
Biggs Zoning Code (§ 1) Medium relevance
Biggs Zoning Code (§ 1) Medium relevance
Biggs Zoning Code (§ 1) Medium relevance
Biggs Zoning Code (§ 1) Medium relevance
Biggs Zoning Code (§ 1) Medium relevance
Biggs Zoning Code (§ 1) Medium relevance
Biggs Zoning Code (§ 14.310.030.) Medium relevance

Cited sections

Official Biggs code library

Frequently asked questions

Do I need design review in Biggs?

Usually yes if you’re constructing a new building or changing the exterior in a residential or commercial district. Exceptions include interior‑only work, minor changes on partially developed properties in D‑MU/C‑G/C‑O (City Planner review), most exterior changes in other districts, and a single dwelling on a vacant lot. See §§ 14.100.020–.030.

Does a new single‑family house require design review?

If it’s a single dwelling on an existing vacant lot (“infill”), it is exempt from Design Review; you’ll still need to meet all base zoning standards and other permits. See § 14.100.030(5).

Who approves my design review—City Planner or Planning Commission?

Both can approve, depending on project type and district. The City Planner can approve minor Downtown/Commercial alterations; substantial projects and most others go to the Planning Commission. All decisions require written findings. See §§ 14.100.020 and 14.100.050.

How long is my design review approval valid?

Most approvals expire after one year unless a building permit is issued and work proceeds diligently. Multi‑phase projects may have up to four years. Extensions are possible. See § 14.100.130.

Are parking lots required to go through design review?

Yes. Off‑street parking lots are expressly subject to Design Review and must meet parking design/landscaping standards (e.g., 50% shade within 10 years). See § 14.130.060–.090.

What if Design Review conditions conflict with base zoning?

Design Review conditions can be more restrictive than base standards, including density, when necessary to meet the chapter’s objectives. See § 14.100.110.

In Downtown (D‑MU), do small façade changes need a hearing?

Not necessarily. Minor alterations and minor new construction on partially developed properties can be approved administratively by the City Planner; substantial work is referred to the Planning Commission. See § 14.100.030(3).

What design themes does Biggs expect?

There’s no single theme, but compatibility with neighborhood character is required, avoiding box‑like buildings, screening equipment, and emphasizing street‑oriented entries—especially in and near Downtown. See § 14.100.090.

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