Local zoning · Farmersville

Farmersville — Design Review

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

Last reviewed: July 2, 2026

Overview

Design review in Farmersville is administered under Title 17 (Zoning) through the City’s site plan and design review chapter. The process authorizes the planning director, planning commission, and ultimately the city council on appeal to review the external appearance, site layout, and related improvements for projects in specified zones, and to attach conditions to approvals to ensure conformity with the General Plan, city development standards, and the Farmersville Design Guidelines. Key procedures, submittal contents, when administrative review is allowed, and appeal/lapse rules are set out in § 17.72.010–§ 17.72.120.

Note: This page covers only what the Farmersville zoning/planning ordinance says about design review and site-plan/architectural review. For building safety standards consult the California Building Standards Code. /us/california/building-codes

How Farmersville defines the regime

The overall Zoning Title is Title 17 — the Farmersville Zoning Ordinance; design review lives in Chapter 17.72 — Site Plan and Design Review.
The City has separate, adopted Farmersville Design Guidelines that projects must follow where the code calls them out; the code defines “design guidelines” and directs flexible administration.

First-time readers: the code treats "site plan review" and "design review" together; a single application can be processed administratively by the planning director or at a public hearing before the planning commission depending on the project and zone.

I link related topics you will commonly need when preparing a design-review package: development standards, parking, overlays, landscaping, signage, ADUs, and the city zoning overview. /us/california/farmersville/development-standards /us/california/farmersville/parking /us/california/farmersville/overlay-districts /us/california/farmersville/landscaping-and-screening /us/california/farmersville/signage /us/california/farmersville/adu /us/california/farmersville

District-by-district breakdown (Design-review implications)

The ordinance explicitly ties site plan and design-review applicability to particular zones. Below are the districts most relevant to Farmersville design review, with the ordinance citations that make design review apply and the key dimensional/performance references the code cites.

P-QR (Public/Quasi-Public) — P-QR

Purpose: public agency and community facility properties; used for civic uses.
Design-review implication: uses in the public/quasi-public category are subject to the land-use tables and to plot-plan/site-plan review where a building permit or the table indicates review is required (see applicability rules in § 17.72.030).
Key standards to show in plans: applicable setbacks and yard rules in the underlying zone; compliance with landscaping and improvements chapters (Ch. 17.76 etc.).
Where it applies: properties owned by public agencies and public facilities.

R‑M (Multiple‑family Residential) — R‑M

Purpose: higher-density residential; density standards and unit-size rules appear in the R‑M article.
Design-review implication: new buildings, expansions of 25% or more, and multi-unit projects (three or more units) require site plan / design review (see § 17.72.030 and multi-family-specific rules in the R‑M chapter).
Typical permitted/use standards: unit density (e.g., RM‑4.0: 1 unit/4,000 sq ft is cited in the R‑M rules), minimum unit sizes, parking counts per unit—consult the R‑M chapter for numeric standards.
Where it applies: multi‑family residential parcels across the city as designated on the zoning map. Verify parcel-by-parcel. Verify with the jurisdiction.

C‑C (Central Commercial) — C‑C

Purpose: downtown/central commercial activities; performance standards in the C‑C article govern specifics.
Design-review implication: new construction and certain uses are flagged for site plan review; some commercial uses may be eligible for administrative review if they renovate an existing structure and meet the criteria in § 17.72.030(B).
Key standards: performance standards in § 17.42.030–§ 17.42.060 (central commercial performance code referenced by the site-plan rules). Projects must show compliance with those sections in their package.
Where it applies: central business district parcels as mapped in Title 17.

C‑G (General Commercial) — C‑G

Purpose: general commercial uses along retail/auto-oriented corridors. Design review follows the same site-plan applicability rules; the code references performance standards in § 17.44.030–§ 17.44.060.
Design-review implication: new buildings and expansions ≥25% in specified zones must go through site plan/design review; smaller renovations may be administrative if they meet the criteria.

C‑H (Highway Commercial) — C‑H

Purpose: truck-oriented and highway-serving commercial; performance standards in the C‑H article apply.
Design-review implication: applies per § 17.72.030; show compliance with the performance standards set out for C‑H uses.

C‑S (Service Commercial) — C‑S

Purpose: service and contractor-oriented commercial activities. Design review rules and performance-standard references mirror C‑C/C‑G/C‑H treatment in the ordinance.

I (Industrial) — I

Purpose: industrial uses with limited residential adjacency and performance limitations.
Design-review implication: new industrial buildings and expansions ≥25% in the listed zones require site plan/design review (see § 17.72.030(D)). Industrial projects must comply with the industrial performance standards and landscaping/screening requirements in § 17.60.060 and related sections.

P‑D (Planned Development Overlay) — P‑D

Purpose: flexible, integrated developments allowing deviations from the underlying zone when the overall design is improved.
Design-review implication: P‑D applications include development plans with elevations, site plans, and require a use permit filed concurrently; the P‑D ordinance requires compliance with the Farmersville Design Guidelines where noted.
Key standards: the P‑D permits deviations if they improve design; required findings tie the deviations to improved aesthetics and consistency with the General Plan.

Notes on districts: The site-plan/design-review applicability language specifically lists the zones that trigger review and describes when administrative review by the planning director is allowed. See § 17.72.030 for the full applicability matrix.

Decision‑relevant quick table

Issue / Standard	Short description	Code reference
When is site plan / design review required?	New buildings in listed zones; any enlargement ≥25% of a non-single‑family building in listed zones; uses marked in the commercial land‑use table.	§ 17.72.030
Administrative review by Planning Director	Allowed for certain commercial uses renovating existing structures and for uses flagged "a‑r" in the commercial table.	§ 17.72.051 and § 17.72.030(B–C)
Required submittals	Nine copies of a scaled plot plan, building elevations (nine copies), and other data requested; application fee.	§ 17.72.020
Conditions of approval	Planning commission may impose conditions including rights‑of‑way dedication, street improvements, utilities, and landscaping.	§ 17.72.070
Appeal period / process	Planning director decisions may be appealed to the planning commission; planning commission decisions may be appealed to city council; written appeals and fees required (10‑day filing rule to the city clerk).	§ 17.72.051, § 17.72.080
Lapse / expiration	Approval lapses after one year unless building permit issued and construction diligently pursued or an extension requested 30 days before expiration.	§ 17.72.100
Relation to Design Guidelines	Projects must comply with the Farmersville Design Guidelines where the code calls for them; the Guidelines are administered flexibly.	§ 17.12.045, § 17.08.106
Building permit / occupancy tie‑in	Building inspector must find the building conforms to the approved site/design plans before issuing permits or certifying occupancy.	§ 17.72.090

Practical interpretation & guidance (plain-English synthesis)

Who decides? Small renovations that meet the administrative criteria can be approved by the planning director; all other qualifying projects (especially new construction on vacant land) go to the planning commission for public hearing. Appeals go to the city council. § 17.72.051 and § 17.72.060 explain the decision path.
What to show on your plans: follow § 17.72.020 — nine copies of a to-scale plot plan showing property lines, north arrow, adjacent streets, building locations/dimensions, parking, trash enclosures, on-site drainage, plus building elevations. Expect the planning director to request additional dimensions and documentation.
Conditions are normal: the commission can require right‑of‑way dedications, curbs/gutters/sidewalks, utilities, and landscaping; approvals can be conditioned to conform with the City Development and Improvement Guidelines. Be prepared to accept reasonable public‑improvement conditions per § 17.72.070.
Design Guidelines are required where called out: multiple chapters (including R‑M, P‑D, and I) explicitly require compliance with the Farmersville Design Guidelines; treat the Guidelines as part of the design criteria where those chapters point to them.
Timing risks: approvals lapse after one year unless building permits are pulled or you obtain an extension 30 days before lapse. If the planning commission disapproves an application, a similar application may not be resubmitted for one year unless the council overturns the decision. See § 17.72.100 and § 17.72.060(D).

Checklist (application items you must satisfy for most design‑review submittals)

Complete site plan and design application form (fill completely); the planning director will not act on incomplete files. § 17.72.051.
Nine copies of a scale plot plan showing property lines, north arrow, streets, existing and proposed buildings, fencing, landscaping, parking, trash enclosure, on‑site drainage. § 17.72.020.
Nine copies of building elevations. § 17.72.020.
Documentation showing compliance with applicable performance standards (e.g., § 17.42.030–060 for C‑C, § 17.44.030–060 for C‑G, etc.) and with chapters on landscaping/screening and parking. § 17.72.030(B).
Application fee (amount set by City Council resolution). § 17.72.020(D).
If applying for administrative review: demonstrate that the use occupies/renovates an existing structure and meet the listed performance standards to qualify per § 17.72.030(B).
Be prepared to accept conditions of approval (rights‑of‑way, street/utility improvements, landscape, screening, and dedication requirements). § 17.72.070.
If approved, pull building permits within one year or request an extension 30 days before expiration. § 17.72.100.

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a specific commercial use is flagged for administrative review	The commercial land‑use table contains codes (x, a‑r, etc.) that control whether the planning director may approve. Misreading it can send your project to the wrong hearing and delay approval.	Check the commercial land‑use table (§ 17.56.020) for the use row and the right‑hand code; if unclear, confirm with the Planning Department.
Single‑family homes and ADUs	The site‑plan chapter explicitly excludes most single‑family residences from the site‑plan requirement but has exceptions for enlargements or specific zones. Misclassifying a project can require an unexpected review.	Confirm whether the proposal is a single‑family residence or an expansion ≥25% (see § 17.72.030). For ADU rules, see the ADU chapter and state ADU law. Verify with the jurisdiction. /us/california/farmersville/adu /us/california/california-adu-laws
Relationship between Design Guidelines and numeric standards	The Guidelines are administered flexibly but are mandatory where a chapter cites them — conflicts between guidelines and numeric zone standards can create interpretive issues.	Review § 17.12.045 and the zone-specific "Compliance with Farmersville Design Guidelines" clauses; ask Planning for written interpretation.
Parcel-specific overlays or P‑D deviations	P‑D and other overlays may alter setbacks, parking, or design expectations; failing to identify overlays can cause re-submittals.	Check the zoning map and P‑D chapter rules; review § 17.36.060 for allowed deviations and required findings.
Timing and resubmission bar after denial	If the planning commission disapproves, the code prevents “same or similar” applications for one year unless the council reverses. This can block iterative fixes.	If a denial occurs, consider an appeal within the time limit or substantially revise the plan; see § 17.72.060(D) and § 17.72.080.

Plain‑English summary

Farmersville requires a site plan and design review for most new commercial, industrial, and larger multi‑family projects and for significant enlargements; small renovations that meet specific criteria can be handled administratively by the planning director, otherwise projects go to the planning commission for public review. The application must include scaled plans and elevations, follow the Farmersville Design Guidelines where required, and comply with the City’s performance and landscaping rules; expect conditions like street improvements and dedication to be applied. Key rules live in Chapter 17.72.

Source References

§ 17.72.010–§ 17.72.130 (Chapter 17.72 — Site Plan and Design Review): purpose, application, submittals, authority, conditions, lapse, enforcement.
§ 17.72.051 (Administrative site plan review by the planning director): administrative approvals and appeal rights.
§ 17.72.020 (Required submittals: nine copies of plot plan and elevations).
§ 17.72.070 (Conditions of approval — right of way, improvements, utilities, landscaping).
§ 17.72.100–§ 17.72.110 (Lapse and continuation of approval).
§ 17.72.090 (Building permit and occupancy must conform to approved site/design plans).
§ 17.12.045 (Relationship to Farmersville Design Guidelines).
§ 17.08.106 (Definition of Design Guidelines).
§ 17.36.040–§ 17.36.070 (P‑D Planned Development: application, deviations, compliance with Design Guidelines).
R‑M chapter and multi‑family standards (examples and compliance with Design Guidelines, e.g., § 17.32.045, multifamily provisions).
Industrial zone standards and compliance references (e.g., § 17.60.055 and § 17.60.060).
Commercial land‑use table references and special conditions that trigger site plan review (Table and notes in § 17.56.020; § 17.56.030).

If you want the exact commercial land‑use table rows for a particular business type or a parcel‑specific determination (including overlays or P‑D status), ask and I will pull the applicable table rows and map notes; otherwise, verify with the Planning Department for parcel‑level interpretation.

Sources

Retrieved passages

Farmersville Zoning Code (§ 1) High relevance
Farmersville Zoning Code (Section 17.72.070.) High relevance
Farmersville Zoning Code (chapter are) High relevance
Farmersville Zoning Code (§ 5) High relevance
Farmersville Zoning Code (§ 1) High relevance
Farmersville Zoning Code (Section 17.53.073.) High relevance
Farmersville Zoning Code (§ 1) Medium relevance
Farmersville Zoning Code (§ 4) Medium relevance

Cited sections

Official Farmersville code library

Frequently asked questions

Do I need design review in Farmersville?

You need site plan and design review for new buildings and for enlargement of non‑single‑family buildings by 25% or more in the listed zones (P‑QR, R‑M, C‑C, C‑G, C‑H, C‑S, and I), and for uses flagged in the commercial land‑use table; small renovations may qualify for administrative review if they meet the criteria. See § 17.72.030 and § 17.72.051.

What plans and documents must I submit for design review?

The ordinance requires nine copies of a scaled plot plan (north arrow, property lines, adjoining streets, improvements, parking, trash enclosures, on‑site drainage) and nine copies of building elevations, plus other data the zoning administrator requests and an application fee. See § 17.72.020.

Who can approve a site plan or design review application?

The planning director can approve, conditionally approve, or deny administrative site plan applications; the planning commission reviews most other site plan/design reviews and can approve with conditions, modify, postpone, or disapprove; planning commission decisions can be appealed to city council. See § 17.72.051, § 17.72.060, and § 17.72.080.

How long does an approval last before it lapses?

A site plan or design approval lapses one year after the approval becomes effective unless a building permit is issued and construction started and diligently pursued, or you request an extension at least 30 days before expiration. See § 17.72.100.

Can the planning commission require public improvements as a condition?

Yes—the planning commission may impose conditions including dedication of rights‑of‑way, curbs/gutters/sidewalks, street lights/trees, utilities, and grading or other improvements to meet city standards. These are listed examples in § 17.72.070.

Are the Farmersville Design Guidelines mandatory?

Where the zoning chapters or the ordinance state that projects “shall comply with the Farmersville Design Guidelines,” compliance is required, but the code also states the Guidelines are to be administered flexibly. See § 17.12.045 and the definition § 17.08.106.

Are single‑family homes subject to site plan and design review?

Generally, single‑family residences are exempt from the chapter’s site plan/design review requirements; however, enlargements may trigger review (for non‑single‑family buildings the 25% enlargement rule applies). Always verify with Planning for ADUs or projects near overlays. See § 17.72.030.

What happens if the planning commission disapproves my plan?

If the planning commission disapproves, no same or similar proposal may be submitted for one year after the decision unless the city council overturns that decision on appeal. The applicant may appeal the commission's action to city council following the written appeal procedures. See § 17.72.060(D) and § 17.72.080.

Does design review address parking and landscaping?

Yes—site plan submissions must show off‑street parking and landscaping; many zones require compliance with the city’s landscaping chapter and parking standards, and the planning commission can condition approvals to require landscaping and screening. See § 17.72.020, Chapters 17.76 (landscaping) and the parking standards referenced elsewhere in Title 17. /us/california/farmersville/parking /us/california/farmersville/landscaping-and-screening

Can I avoid design review by limiting the size of my expansion?

Possibly—expansions under 25% of an existing non‑single‑family building may be eligible for administrative approval or not require full commission review, but cumulative expansions totaling >25% within a five‑year window trigger site plan review. Check § 17.72.030(E) for cumulative expansion rules.

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