Local zoning · Duarte

Duarte — Design Review

Q: If my property is in a Specific Plan area, which rules apply?

If the parcel lies in a Specific Plan (SP) area the Specific Plan governs; where the Specific Plan is silent the Development Code provisions apply — see § 19.22.020 . Verify the applicable Specific Plan because it may add or modify design standards and review procedures .

Q: Are landscaping and parking required elements of Design Review?

Yes — reviewers evaluate landscaping under Chapter 19.40 and parking/layout under Chapter 19.38 as part of the Design Review findings; plans should show compliance with these chapters or explain proposed deviations (verify any variances under Chapter 19.126 ) .

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

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Last reviewed: July 2, 2026

Overview

Duarte's local Development Code requires a Site Plan and Design Review process for many changes to buildings and sites so that new work is compatible with neighborhood character, circulation, landscaping, and applicable design guidelines. The rules live in the City of Duarte Development Code, principally Chapter 19.122 (Site Plan and Design Review), and are implemented by Department Staff, the Director, the Architectural Review Board (ARB), the Planning Commission, or City Council depending on the project type and size. See the code for triggers, findings, and the standards the reviewer must apply (for example § 19.122.010 through § 19.122.090) .

Note: when the Development Code refers to design rules (architecture, materials, articulation, screening) it also points reviewers to the city's Architectural and Design Standards in Chapter 19.44 and to topic chapters such as landscaping and parking — e.g., the city’s rules on landscaping are used as part of Design Review decisions (see Chapter 19.40) . For parking details, see Duarte’s parking rules in Chapter 19.38 and the city's Parking guidance here Duarte Parking.

What the code requires (quick legal grounding)

A Site Plan and Design Review is required before constructing, altering, enlarging, or relocating structures or site improvements listed in Table 7‑2 (Review Authority for Site Plan and Design Review). See § 19.122.020 (Applicability) for the basic trigger and the no-Building-Permit-until-Design-Review rule .
The review authority must make the findings in § 19.122.050 (Findings and Decision) — consistency with the General Plan and Development Code, parcel suitability, applicable design criteria, and protection of public health and neighboring properties — before approving a project .
Standards of review emphasize compatibility, architectural design and detail, site planning, and landscaping, and incorporate Chapter 19.44 (Architectural and Design Standards) and Chapter 19.40 (Landscaping) where applicable .
The decision-maker can impose conditions, require story poles/massing models, and require compliance with conditions; approvals typically must be exercised within 12 months unless extended by the Director (§ 19.122.070) .

Who decides (authority & process)

Staff-level review, Director review, Architectural Review Board (ARB) review, Planning Commission, and City Council appear in the decision flow. Table 7‑2 sets the review level by activity/zone; many smaller items are handled by Department Staff or the Director while larger or controversial projects go to ARB or Commission. See § 19.122.030 and Table 7‑2 for the exact allocation of authority .
The ARB is established in § 19.140.050; it consists of the City Manager, Director of Community Development, City Engineer, plus one public member with design experience, and it reviews projects identified for ARB review and may delegate to the Director on a case-by-case basis .
The Director can elevate or refer items to ARB or Commission, and may approve limited minor changes to an approved Site Plan and Design Review without a new hearing (§ 19.122.080) .

District-by-district breakdown (how Design Review interacts with Duarte zones)

Below are Duarte zones where Design Review is commonly applied. Each subsection summarizes the ordinance purpose, typical permitted uses, key dimensional standards that affect design review, and where Design Review typically applies. All district standards come from the Development Code tables and articles noted.

Residential zones — single- and two-family: R-1, R-1A, R-1B, R-1D, R-1E, R-1F, R-2

Purpose: Low- to medium-density housing regulation; preserve neighborhood character and set setbacks/lot coverage/height limits. See Table 1‑1 and the single-family development standards tables in Article 2 (Zones, Allowable Uses, and Development Standards) .
Typical permitted uses: Single-family dwellings (by-right in R-1 variants), two-family in R-2 and some R-1 variants; Accessory Dwelling Units (ADUs) are allowed as accessory uses (see § 19.60.160) .
Key dimensional standards (representative): front setbacks commonly 20 ft, side 5–15 ft depending on subzone, maximum lot coverage 35% (single‑story exceptions appear in some subzones), and height limits typically 35 ft / 2 stories — see Table 2‑3 and related notes (§ 19.06.010; Table 2‑3) .
Where Design Review applies: Additions, second-story work over thresholds (see Table 7‑2 triggers), façade changes visible from public right-of-way, and accessory structures. The code explicitly applies residential architectural standards to all new residential structures and additions (Chapter 19.44 and Section 19.44.020 for standards) .

Multi-family zones: R-3, R-4

Purpose: Medium- and high-density multiple-family housing with design standards to limit bulk and preserve privacy and open space .
Typical permitted uses: Multi-family buildings, accessory uses, and conditional uses as listed in Table 2‑4; density caps and open-space minima apply (see Table 2‑4) .
Key dimensional standards: front setback often 30 ft, side and rear setbacks vary (e.g., 5 ft interior side; abutting R-1 may require 25 ft rear), maximum lot coverage 50–60%, heights up to 40–50 ft (R-3/R-4) and with CUPs may extend but limited by code — see Table 2‑4 and notes (§ 19.32.040) .
Where Design Review applies: New multi-family construction and expansions are routed to higher review authority (Table 7‑2 shows Commission/ARB roles for multi-family projects) and are subject to the non‑residential site design standards in Chapter 19.44 where applicable .

Commercial and institutional: C‑G, C‑F, C‑P, H, I, P‑F

Purpose: Commercial, professional, hospital, and institutional uses with standards to ensure quality façades, circulation, and compatibility with neighborhoods .
Typical permitted uses: Retail, service, professional offices, hospital uses in H zone, and institutional in I and P‑F; many uses require conditional or minor use permits depending on intensity .
Key design drivers: Façade treatment (no long blank walls), roofline compatibility, equipment screening, parking and circulation (Chapter 19.38), and landscaping (Chapter 19.40) — these are required design review considerations (see § 19.44.020) .
Where Design Review applies: All new nonresidential structures and many façade/parking/landscape changes listed in Table 7‑2 are subject to ARB, Commission, or Director review depending on size and change type .

Industrial: M (Light Manufacturing)

Purpose: Regulate light industrial activities with site design standards to mitigate visual and off-site impacts (noise, odors) and require screening/landscaping as part of Design Review .
Design Review role: Additions, new structures, and façade/landscape changes visible to public right-of-way follow Table 7‑2 routing; ARB/Commission may impose conditions to mitigate impacts .

Special Purpose zones: SP (Specific Plan), O (Open Space), R‑MH

Purpose: Specific Plans (e.g., City Center, Gold Line) have their own adopted standards; when a specific plan is silent the general Development Code applies (see § 19.22.020) .
Design Review role: Many Specific Plan areas have their own design guidelines; the Director determines which code provisions apply where a specific plan is silent. For these areas Design Review must apply both the Development Code and any Specific Plan design rules .

Most decision-relevant standards and triggers (table)

Trigger or standard	What matters to the Design Review decision	Code reference
Which projects require Site Plan & Design Review	Any construction/alteration listed in Table 7‑2; no building/grading permits until Chapter 19.122 requirements are met	§ 19.122.020
Review authority allocation	Staff, Director, ARB, Commission, Council depending on activity & sq ft thresholds (see Table 7‑2)	§ 19.122.030; Table 7‑2
Required findings for approval	Consistency with General Plan/Code, parcel adequacy, compliance with § 19.122.040 standards, and public welfare protection	§ 19.122.050
Architectural/site design criteria	Articulation, materials, color, screening of roof equipment, fenestration, avoidance of blank walls; applies to residential and nonresidential projects (Ch. 19.44)	§ 19.122.040 D; § 19.44.020
Residential dimensional standards	Front setbacks commonly 20 ft, lot coverage 35% (with subzone exceptions), heights 35 ft/2 stories for many R-1 zones (Table 2‑3)	Table 2‑3; § 19.06.010
Multi-family dimensional standards	Front 30 ft, lot coverage up to 50–60%, heights up to 40–50 ft (Table 2‑4)	Table 2‑4; § 19.32.040
Time to exercise approval	Construction must commence within 12 months of approval unless extended	§ 19.122.070 E

Practical guidance for applicants (plain-English synthesis)

Determine whether your project is listed in Table 7‑2: small cosmetic or maintenance items may be staff-level; additions, second stories, new commercial buildings, multi-family projects, and most façade or parking reconfigurations commonly trigger ARB or Commission review — check § 19.122.020 and Table 7‑2 early in the project scoping .
Early coordination with the Community Development Department and the Director reduces surprises: the Director may require story poles, models, or elevation analysis for larger residential second‑story or new nonresidential structures, and may elevate the review authority if incompatibility is suspected (§ 19.122.040) .
Design submittals should explicitly show compliance with Chapter 19.44 (architectural standards), Chapter 19.40 (landscaping), and Chapter 19.38 (parking) because reviewers must evaluate architecture, landscaping, and circulation as part of the findings; include material samples, color schedule, screening details, and landscaping plans .
If you are proposing an ADU, be aware that ADU-specific state laws also affect local review; Duarte’s ADU rules are in the Development Code (see § 19.60.160 and the city ADU guidance) — coordinate with the Planning Department early and refer to State ADU rules as needed; see Duarte ADU guidance here Duarte ADUs and state rules at California ADU law .

Checklist (what to include in a Site Plan & Design Review submittal)

Complete Site Plan & Design Review application or project data sheet per the Community Development handout (§ 19.122.040 A); confirm whether staff-level submittal is acceptable .
Scaled site plan with property lines, setbacks, building footprints, dimensions, driveway/access, and parking counts (Chapter 19.38 [parking]) — show compliance with parking requirements and any proposed changes Duarte Parking .
Full exterior elevations (materials, colors, rooflines) and a materials/color board that specifically addresses Chapter 19.44 architectural standards .
Landscape plan consistent with Chapter 19.40 including irrigation and screening (trees/shrubs) Duarte Landscaping and Screening .
Photographs of the site context and elevations/streetscape; any required story poles or massing models if requested (§ 19.122.040 C.2) .
Parking allocation and loading plans, and sign program information if applicable (Chapter 19.42) Duarte Signage .
Environmental documents if required by CEQA (Director or ARB will advise) and fee/payment per the Planning Fee Schedule.
Statement demonstrating compliance with required findings in § 19.122.050 (consistency with General Plan/Code, parcel suitability, design criteria, public welfare) .

Risks & Ambiguities

Issue	Why it matters	What to verify
Director discretion to elevate a staff-level review	Projects listed as Staff Review can be elevated if incompatibility is suspected — adds hearings/time	Confirm intended review authority with staff before submitting; ask for Director’s preliminary determination (§ 19.122.030)
Specific Plan area rules vs Development Code	Specific Plans (SP) may override or add standards — inconsistent rules create conflicting expectations	If property is in a Specific Plan (SP) area, verify which Specific Plan documents govern and which Development Code sections apply (§ 19.22.020)
Interpretation of “substantial” changes or “minor” changes	Different review paths (Director vs ARB) hinge on definitions; applicant/business risks rework	Ask staff for a written determination about whether proposed changes are “minor” under § 19.122.080; verify whether Director may require elevation
Conflicting design guidance (Design Guidelines vs Code)	Design guidelines may be advisory; code provisions control findings	Confirm whether the City’s Architectural Design Guidelines are mandatory for the project and which chapters apply (Chapter 19.44 references the Guidelines)
ADU sizing vs local design review	State ADU law limits the extent local jurisdictions can restrict ADU size/placement; local Design Review may still apply for aesthetics	For ADUs, check Duarte’s ADU section and State ADU law; if Design Review is required, confirm which standards are applied and that they aren’t inconsistent with state ADU constraints (verify with the jurisdiction)

Plain-English Summary

Most additions, second stories, new commercial or multi‑family buildings, façade changes and many accessory projects in Duarte must go through Site Plan and Design Review so the City can ensure the new work fits its neighborhood, landscaping, parking, and architectural rules; the exact reviewer (staff, Director, ARB, Commission) and required materials depend on the zone and project size, and are set out in Chapter 19.122 and Table 7‑2 of the Development Code .

Source References

City of Duarte Development Code — Chapter 19.122 (Site Plan and Design Review), including § 19.122.010 (Purpose), § 19.122.020 (Applicability), § 19.122.030 (Review authority), § 19.122.040 (Application filing, processing, review), § 19.122.050 (Findings), § 19.122.060 – .090 (Conditions, Permits, Minor changes, Post-decision), and Table 7‑2 — see the Development Code excerpts and Table 7‑2 entries on review authority and thresholds .
Architectural Review Board and Director authorities — § 19.140.050 and § 19.140.060 (ARB and Director duties) .
Architectural and site design standards — Chapter 19.44 (Nonresidential and residential architectural/site standards) and related figures (façade, equipment screening) .
Residential and multi‑family zone standards — Table 2‑3 (Single‑family development standards) and Table 2‑4 (Multi‑family standards) and zoning map descriptions (Table 1‑1) in Article 2 (Zones, Allowable Uses) .
Landscaping, parking, and signage referenced chapters — Chapter 19.40 (Landscaping), Chapter 19.38 (Off‑Street Parking), Chapter 19.42 (Signs) used by reviewers as part of design findings .
Additional procedural rules (notice, hearings, CEQA referrals) — Chapters 19.146 (Public Notices & Hearings) and related permit implementation chapters .

Sources

Retrieved passages

Duarte Zoning Code (Chapter 19.146) High relevance
Duarte Zoning Code (Chapter is) High relevance
Duarte Zoning Code (Chapter 19.44) High relevance
Duarte Zoning Code (Section 19.122.050) High relevance
Duarte Zoning Code (chapter required.) Medium relevance
Duarte Zoning Code (Article 7) Medium relevance
Duarte Zoning Code (§ 4.G.) Medium relevance
Duarte Zoning Code (Chapter shall) Medium relevance
Duarte Zoning Code (Section 2.20.010) Medium relevance
Duarte Zoning Code (Chapter 19.118) Medium relevance
Duarte Zoning Code (ARTICLE 8) Medium relevance
Duarte Zoning Code (§ 4) Medium relevance
Duarte Zoning Code Medium relevance
Duarte Zoning Code Medium relevance
CBC § 19.10.040 (Chapter 19.46) Medium relevance
Duarte Zoning Code (Article 7) Medium relevance

Cited sections

Official Duarte code library

Frequently asked questions

Do I need design review in Duarte for a second-story addition?

If the addition is listed in Table 7‑2 as requiring Site Plan and Design Review (for example many second‑story work in R‑1/R‑2 and larger additions), yes — Chapter 19.122 requires approval before a Building Permit is issued. Confirm the threshold in Table 7‑2; the Director may require ARB or Commission review depending on size/impact (§ 19.122.020 — § 19.122.030) .

What does the Architectural Review Board (ARB) look at?

The ARB evaluates compatibility, architectural detail, massing, materials, screening of roof equipment, landscaping and site circulation against the standards in § 19.122.040 D and Chapter 19.44; it may impose conditions to meet findings in § 19.122.050 .

Which review authority handles façade changes and fences?

Table 7‑2 assigns façade/exterior improvements and fences to different review levels depending on zone and size; many façade color or material changes in multi‑family/commercial zones require ARB or Director review while fences and walls are typically a decision item listed in Table 7‑2 — check Table 7‑2 and § 19.122.030 for the table mapping .

What findings must the City make to approve my Design Review?

The City must find the project is consistent with the General Plan and Development Code, the parcel is suitable, the project complies with the criteria in § 19.122.040 D, and it is designed to protect public health, safety, and neighbor interests (see § 19.122.050) .

What site elements should be shown on plan sets for Design Review?

Show property lines/setbacks, full elevations with materials/colors, landscaping and irrigation, parking layout and counts (Chapter 19.38), screening for equipment, and any proposed signage or lighting; these are explicitly considered by reviewers under Chapters 19.44, 19.40, and 19.38 .

How long before construction can start after approval?

Construction authorized by a Design Review approval must be “exercised” or commenced within 12 months of approval unless an extension is granted by the Director; see § 19.122.070 E for the default time limit and extension authority .

If my property is in a Specific Plan area, which rules apply?

If the parcel lies in a Specific Plan (SP) area the Specific Plan governs; where the Specific Plan is silent the Development Code provisions apply — see § 19.22.020. Verify the applicable Specific Plan because it may add or modify design standards and review procedures .

Can the Director waive Design Review requirements?

The Development Code allows the Director to elevate or refer applications to a higher authority and to approve certain minor changes; it does not give a blanket waiver for required Design Review approvals — check § 19.122.030 and § 19.122.080 and ask staff for a formal interpretation if you believe a project is exempt .

What happens if the review authority denies my Design Review?

A denial must be in writing with findings; you can revise and resubmit, or appeal in accordance with the Development Code appeals procedures (Article on Appeals). The ARB or Commission may forward recommendations to the higher decision-maker per Table 7‑2 and § 19.122.050 .

Are landscaping and parking required elements of Design Review?

Yes — reviewers evaluate landscaping under Chapter 19.40 and parking/layout under Chapter 19.38 as part of the Design Review findings; plans should show compliance with these chapters or explain proposed deviations (verify any variances under Chapter 19.126) .

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