Local zoning · Commerce

Commerce — Design Review

Q: Who decides design questions — the Director or Planning Commission?

It depends. The Community Development Director has authority to hear and act on many matters and to route items; certain matters go to the Planning Commission (or City Council on appeal) per the review table in Table 19.39.020A and § 19.39.020 . Always confirm routing with staff early in the process.

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

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Last reviewed: July 1, 2026

Overview

Commerce does not maintain a standalone "Design Review" chapter. Design-style review functions are performed through the zoning administration tools in Title 19 — principally site plan review, planned development (PD) master plan requirements, historic alteration permits, and the community development director’s discretionary/administrative review authority. The primary procedural rules are in § 19.39.640–§ 19.39.720 for site plan review; overlay and special-plan chapters establish additional design/submittal requirements depending on district and overlay.

Important legal note: a former Design Review division of the zoning ordinance was repealed and is now reserved (local editor’s note). That repeal means "design review" as a named process no longer exists in Title 19 — the city uses the other review mechanisms listed below.

(Links to related Commerce pages used later in this guide: the term design review is linked to the city's zoning overview for administrative context. The page also references parking, development standards, overlays, Historic Preservation, landscaping, ADUs, and the California Building Standards Code inline to help you find adjacent topics.)

How Commerce handles "design review" in practice

The City uses Site Plan Review as the prime vehicle for design-level review of commercial, large institutional, and multi-family projects; Site Plan Review rules are in § 19.39.640–§ 19.39.720. The community development director prepares a report; many applications are placed on the Planning Commission agenda for decision or advisory review.
For comprehensive, large-scale design control the Planned Development (PD) overlay requires a master plan with elevations, landscape plan and proposed design; PD applications are governed by § 19.15.030–§ 19.15.040.
Projects inside a Specific Plan area (for example, the Modelo Specific Plan) must follow the specific plan’s design standards and submittal requirements in addition to Title 19; see § 19.16.010–§ 19.16.020.
Alterations to designated historic resources require an alteration permit and public hearings before the Cultural Resource Management Commission (Planning Commission sitting as CRMC); see § 19.17.050 and related procedural cross-references to Chapter 19.39.
Administrative design decisions are frequently made by the Community Development Director (authority and interpretations) and through related discretionary approvals such as conditional use permits, modifications of standards, and variances. See § 19.03.020 and the table of review bodies at Table 19.39.020A.

Because the named "Design Review" division was repealed, always confirm whether a particular submittal will be processed as a site plan review, PD master plan, historic alteration, or as a ministerial building permit (ADUs excepted) with the Community Development Director.

District-by-district breakdown (where design review/controls matter)

Below are the common zone districts and overlays where design review-type requirements appear. Each subsection states the purpose, typical permitted uses, key dimensional standards that most influence design review, and where design-level materials or approvals are required.

R-1 (Low Density Residential) — purpose & design controls

Purpose: detached and attached single-family dwellings; preserve single-family character. § 19.07.010.
Typical permitted uses: single-family dwellings, accessory uses (see use tables in Title 19). § 19.07 and Table 19.07.020A.
Key dimensional standards (from Table 19.07.030A — development standards): Maximum height 25 ft (2 stories); Front setback 20 ft; Side yards = 10% of lot width (min 3 ft); Accessory building rules in § 19.07.060. These numeric standards are the objective constraints that drive site plan/site layout decisions.
Where design-level submittal applies: multi-unit residential or projects that exceed thresholds (see Site Plan Review applicability) will need site plan materials per § 19.39.640 and landscape plans per § 19.23.040.

R-2 (Medium Density Residential) — purpose & design controls

Purpose: duplex and medium density; promote stability for medium-density living. § 19.07.010.
Typical uses: single-family, duplex, accessory uses (see use tables).
Key dimensional standards (Table 19.07.030A): Max height 25 ft; Front setback 20 ft; density range 8.71–14.52 du/ac; side yard rules as for R-1.
Design triggers: larger multi-unit proposals or projects requiring a CUP/variance will go before Planning Commission and are evaluated under site plan/site review standards § 19.39.640–§ 19.39.680.

R-3 (Higher-density Residential) — purpose & design controls

Purpose: higher-density multifamily development; includes special rules for community care facilities. § 19.07.010–§ 19.07.130.
Typical uses: multi-family apartments (subject to density and standards), community care facilities (CUP in R-3).
Key dimensional standards (Table 19.07.030A): Max height 35 ft (up to 3 stories); Front setback 15 ft; minimum lot and unit size standards apply; distance between buildings may increase with height.
Design triggers: any multi-family project of five or more units requires site plan review § 19.39.650(A)(3). Elevations, landscaping, circulation and parking will be reviewed under site plan and the Site Planning chapter 19.19.

CPF (Commercial Public Facility) — purpose & design controls

Purpose: commercial/public facility mixed uses with development standards in Chapter 19.13.
Typical uses: commercial, institutional, public facilities as listed in CPF chapter.
Key dimensional / design controls: permitted projections, fence/wall design subject to Community Development Director review (§ 19.13.040–§ 19.13.050); other City-wide site planning and parking chapters apply.
Design triggers: new or large buildings may require Site Plan Review per § 19.39.650 and master sign plans where part of PD or large commercial projects.

HOO (Housing Opportunity Overlay) — purpose & design controls

Purpose: promote higher-intensity housing and mixed-use development; overlay imposes frontage and form-based type standards. § 19.47.040–§ 19.47.050.
Typical uses: higher-density residential, mixed-use development consistent with HOO allowances.
Key dimensional standards (Table 19.11.040A quoted in § 19.47.040): Max density 40 du/ac; Max height 5 stories/60 ft; Front setback 0–15 ft; Interior side setback 5 ft (10 ft abutting residential); parking and open-space standards are specific to HOO. These are design-driver standards required for HOO approvals.
Design triggers: HOO projects require frontage-type standards, elevations, publicly-accessible open space, and often Planning Commission review under site plan/specific-plan processes.

PD (Planned Development overlay) — purpose & design controls

Purpose: PD is an overlay used with an underlying zone to encourage creative design and emphasize "good design standards" over prescriptive requirements. § 19.15.010.
Typical uses: varies by underlying zone; PD must develop at least 60% of the lot with principal permitted uses of the underlying zone (see § 19.15.020(A)).
Key submittal requirements and design controls: PD applications must include a master plan with site plan, landscape plan, elevations, proposed design, and a master sign plan for commercial/industrial PDs (§ 19.15.030–§ 19.15.040). Development standards for PD may vary but must comply with parking, landscaping and open space of the underlying zone.
Design triggers: mandatory master plans and Planning Commission & City Council actions (CUP and zone change).

Modelo Specific Plan & other Specific Plans

Properties in a specific plan area follow the specific plan's development and design standards and the City's processing rules; see § 19.16.010–§ 19.16.020 and 19.39.1000–19.39.1030 for application and amendment procedures. Specific plans can impose detailed design standards that supersede chapter-wide rules where expressly stated.

Historic Landmark / Historic District

Purpose: identify and protect historic resources. Alterations to landmarks/district structures require an alteration permit and public hearings; the Planning Commission acts as the Cultural Resource Management Commission (CRMC) for these matters. See § 19.17.050 and the referenced hearing procedures in Chapter 19.39. Historic preservation review adds additional design restrictions to protect historic fabric.

Quick reference table — decision‑relevant review triggers & standards

What triggers a design-style review or special submittal?	Short rule / decision focus	Code reference
Site Plan Review (general mechanism)	Required for: new buildings >25,000 sf; enlargements >25,000 sf; multifamily projects with 5+ units. Focuses on layout, circulation, compliance with Title 19 standards.	§ 19.39.640–§ 19.39.650
Planned Development master plan	PD requires site plan, elevations, landscape plan and master sign plan where applicable; PDs often approved with CUP and zone change.	§ 19.15.030–§ 19.15.040
Historic alteration permit	Alteration of designated landmarks/districts requires public hearing before CRMC (Planning Commission) and supporting findings.	§ 19.17.050; procedural cross-references in Chapter 19.39
R-1 / R-2 / R-3 numeric standards that drive design	Height, setbacks, lot coverage, distance between buildings are set in Table 19.07.030A (development standards).	Table 19.07.030A / § 19.07.030
HOO overlay form & frontage standards	HOO prescribes density, FAR, height (up to 5 stories/60 ft), frontages and parking/open space rules that shape building form.	§ 19.47.040–§ 19.47.050
Landscape and parking design	Landscape plans required, parking setbacks and tree requirements are numeric standards reviewed with site plan.	§ 19.23.040 and § 19.21.120
Fences, walls and projections	Location, height and design of fences/walls in many zones are reviewed/approved by Community Development Director.	§ 19.13.050 (CPF) and § 19.07.050 (residential)

Checklist — what an applicant must supply for a design-style review in Commerce

Complete application form and processing fees per Division 2 of Chapter 19.39 (applications/filing). Verify exact submittal requirements with the Community Development Department.
Full site plan set: site plan, building elevations, floor plans, materials/finishes and exterior color palette when required by PD or Site Plan Review. Required by § 19.39.640 (site plan) and PD rules § 19.15.030–§ 19.15.040.
Landscape & irrigation plan prepared by a registered landscape architect for projects subject to Chapter 19.23 (landscaping standards), per § 19.23.040.
Parking plan and loading documentation consistent with Chapter 19.21; provide parking counts, layout, and perimeter landscaping per § 19.21.120. (See parking)
Sign program or master sign plan if part of PD or large commercial/industrial project (see § 19.15.040(D)).
If project is in a Specific Plan area (e.g., Modelo Specific Plan), supply the specific-plan-required materials and confirm that project meets the specific plan’s design standards (§ 19.16.020).
For historic resources, provide historic documentation and attend CRMC hearings for alteration permits (§ 19.17.050).
If requesting any modification of standards, submit the modification request with the findings/justification under § 19.39.570–§ 19.39.590.

Risks & Ambiguities

Issue	Why it matters	What to verify
No standalone "Design Review" chapter	The prior Design Review division was repealed — there is no single, predictable "design review" body or checklist.	Confirm with the Community Development Director which process (Site Plan Review, PD, CUP, Historic Alteration) will apply to your project and the exact submittal checklist. Not found in retrieved materials as a replacement for a named division; see repeal note § 19.39.1030.
Which decision body hears design issues	Different projects are routed to different bodies (Community Development Director, Planning Commission, City Council). Mis-routing delays approvals.	Confirm the hearing body and appeal rights in Table 19.39.020A and with staff. See § 19.39.020 / Table 19.39.020A.
ADU design limits vs state law	ADU reviews are constrained by state ADU law (objective standards required). Local design controls may not be applied subjectively.	For ADUs, confirm ministerial vs discretionary treatment and which objective design standards are allowed (local ADU ordinance and state law guidance). See Commerce ADU page and state ADU materials. Verify with jurisdiction; statewide guidance in uploaded ADU handbook.
Specific-plan overrides	A specific plan may supersede Title 19 standards in whole or part.	Check whether your parcel is inside a Specific Plan (Official Zoning Map) and whether the specific plan prescribes design standards (see § 19.16.020 and § 19.39.1000–1030).
Site-specific ambiguity (setbacks, projections)	Some permitted projections and fence rules vary by tract (e.g., Tract No. 37889—“Village”).	Review the parcel history/tract notes and check Table 19.07.040A and § 19.07.050 for tract exceptions. Verify with the jurisdiction.

Plain-English summary

Commerce does not have a single "Design Review" office — instead, design checks are embedded in site plan review, PD/master plan processes, historic alteration procedures and the Community Development Director’s review. If your project needs a design evaluation (large building, multi-family, PD or work on a historic building), you will prepare site plans, elevations, landscaping, parking and sign materials and submit them for review under the cited Title 19 sections; check early with planning staff to learn which process and approval body will handle your case.

Source References

Commerce Municipal Code (Title 19, Zoning) — Site Plan Review: § 19.39.640–§ 19.39.720.
Commerce Municipal Code — Division/Editor’s note: repeal of former design review provisions (Div. 16 reserved): § 19.39.1030 (editor’s note).
Commerce Municipal Code — Planned Development (PD) overlay requirements: § 19.15.010–§ 19.15.040.
Commerce Municipal Code — Residential zones development standards (Table 19.07.030A) and projections/fences: § 19.07.030; § 19.07.040–§ 19.07.060.
Commerce Municipal Code — Housing Opportunity Overlay (HOO) development and frontage standards: § 19.47.040–§ 19.47.050 (Table 19.11.040A included in § 19.47.040).
Commerce Municipal Code — Historic Landmark/District procedures and alteration permit rules: § 19.17.020–§ 19.17.050 (see CRMC procedures referencing Chapter 19.39).
Commerce Municipal Code — Community Development Director authority: § 19.03.020 and Table 19.39.020A (hearing & review responsibilities).
Commerce Municipal Code — Landscaping standards and mandatory landscape plan requirement: § 19.23.040.
Commerce Municipal Code — Off-street parking/landscaping standards: § 19.21.120.
ADU guidance (uploaded handbook): objective standards, ministerial timelines and limitations on subjective design controls for ADUs — uploaded reference (ADU handbook).

Sources

Retrieved passages

Commerce Zoning Code (§ 1) High relevance
Commerce Zoning Code (Chapter 19.27) High relevance
Commerce Zoning Code (§ 1) High relevance
Commerce Zoning Code (§ 1) High relevance
Commerce Zoning Code (Section 65906) High relevance
Commerce Zoning Code (Chapter 19.19) High relevance
Commerce Zoning Code (§ 1) Medium relevance
Commerce Zoning Code (Title 19) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
Commerce Zoning Code (§ 1) Medium relevance
Commerce Zoning Code (section of) Medium relevance
Commerce Zoning Code (§1) Medium relevance
Commerce Zoning Code (section shall) Medium relevance
Commerce Zoning Code (Chapter 19.39) Medium relevance
Commerce Zoning Code (§ 1) Medium relevance
Commerce Zoning Code (Chapter 19.19.) Medium relevance
Commerce Zoning Code (§ 4) Medium relevance
Commerce Zoning Code (§ 1) Medium relevance

Cited sections

Official Commerce code library

Frequently asked questions

Do I need "design review" to build a new commercial building in Commerce?

Not as a separate named permit — but your project will likely need site plan review and possibly PD or CUP approval depending on size and use. Site-Plan-Review rules and applicability are in § 19.39.640–§ 19.39.650, and PD projects must submit a master plan including elevations and a landscape plan under § 19.15.030–§ 19.15.040.

What triggers Site Plan Review in Commerce?

Site Plan Review is required for: any new building/structure > 25,000 sq ft; enlargements adding > 25,000 sq ft; and any multiple-family housing project containing five or more dwelling units, among other situations — see § 19.39.650(A) for the list.

Who decides design questions — the Director or Planning Commission?

It depends. The Community Development Director has authority to hear and act on many matters and to route items; certain matters go to the Planning Commission (or City Council on appeal) per the review table in Table 19.39.020A and § 19.39.020. Always confirm routing with staff early in the process.

Are there numeric standards I must follow that affect design (setbacks/heights/coverage)?

Yes. Residential zones have numeric development standards in Table 19.07.030A (e.g., R‑1 max height 25 ft; front setback 20 ft). Overlay zones like HOO provide alternate numeric form standards (for example HOO max height 5 stories / 60 ft in § 19.47.040). Use these objective numbers for building form and massing.

Do projects in the Modelo Specific Plan follow Title 19 design rules?

Specific Plans can supersede or supplement Title 19. Properties inside the Modelo Specific Plan are governed by that specific plan’s development standards and must follow the specific plan submittal rules and the Title 19 processing rules in § 19.16.020 and § 19.39.1000–§ 19.39.1030.

How are historic properties reviewed for design changes?

Alterations to designated historic landmarks/district structures require an alteration permit and public hearings; the Planning Commission sits as the Cultural Resource Management Commission for such matters. See § 19.17.050 and the Chapter 19.39 procedural rules.

Can the City require subjective "compatibility" design changes for ADUs?

State ADU law restricts subjective standards. Local agencies may apply objective design standards for ADUs but cannot impose subjective requirements that would prevent ministerial approval. For local practice, confirm with the Community Development Director and consult the ADU guidance in the uploaded handbook.

If I need a frontage or master sign plan, where is that required?

A master sign plan and elevations are explicitly required for Planned Development (PD) projects under § 19.15.040(C–D) and for certain commercial/industrial PDs a master sign plan is mandatory.

What happens if my site plan approval lapses?

A site plan review approval lapses if not implemented within one year (building permit issued and construction commenced, certificate of occupancy, or site occupied) unless renewed. See time limits and renewal authority in § 19.39.720.

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