Local zoning · Imperial
Imperial — Design Review
Design Review under the Imperial local zoning and planning code, with the controlling citations.
Last reviewed: July 6, 2026
Overview
In Imperial, what many cities call “design review” is administered as the City’s Site Plan Review Procedure. It focuses on the site and architectural aspects of development to ensure compatibility with surrounding uses and with adopted plans. Site Plan Review lives in the City of Imperial Zoning Ordinance and applies across residential, commercial, industrial, and certain overlay/special districts. See the broader context in the Imperial zoning & planning overview and Imperial Zoning.
Plain-English: If you’re building or significantly changing a project in Imperial, you almost certainly need Site Plan Review first. The Planning Director checks your site plan, architecture, landscaping, and circulation for fit with zoning standards and the General Plan before any building permit can be issued under § 24.19.500 et seq.
What “Design Review” Covers in Imperial
- Name in code: Site Plan Review Procedure under § 24.19.510–24.19.595 (purpose, applicability, submittals, review authority, timing, conditions, revocation, expiration)
- Who reviews: the Planning Director (approval, conditional approval, or denial). A decision may be appealed to the Planning Commission within 10 days under § 24.19.550–24.19.570 .
- When required citywide: Prior to issuing any building permit for single‑family subdivision developments; mobile homes on permanent foundations; single-family homes (custom); multi‑family developments; new or modified commercial or industrial uses; and additions, alterations, and redevelopment under § 24.19.520 .
- What you submit: A scaled site plan, concept landscape plan, architectural elevations, sign drawings, and concept grading/drainage, plus any other information the Director requires under § 24.19.530 .
- How reviewed: The Director evaluates the plan against applicable standards, may require modifications, and may require on/off‑site improvements per § 24.19.540 .
Related standards you’ll likely touch during review include development standards, parking, signage, and landscaping and screening.
District-by-District: Where Site Plan Review Applies and What Drives the Design
Residential Districts — RR, RL, R‑1, RC, RA
- Applicability: Prior to the construction of any building or structure on any lot in the R zones, Site Plan Review is required under § 24.03.120 (which cross‑references § 24.19.500) .
- Typical uses: Single‑family dwellings (RR, RL, R‑1), duplex/multifamily and group residential (RC, RA) appear in the residential use table under § 24.03.110; verify specific use status by zone in that table .
- Key dimensional standards (selected):
- The RR district: density 0.5–1 du/ac, 40 ft front, 20 ft sides, 50 ft rear, 35% coverage, 35 ft/2 stories height under § 24.03.120(A) .
- The RL district: 2.0 du/ac, 30 ft front, 15 ft sides, 40 ft rear, 35% coverage, 35 ft/2 stories height under § 24.03.120(A) .
- The R‑1 district: 6.0 du/ac, 20 ft front, 5 ft sides, 10 ft rear, 50% coverage, 35 ft/2 stories under § 24.03.120(A) .
- The RC district: 12–20 du/ac, 20 ft front, 15 ft sides, 20 ft rear, 50% coverage, 35 ft/2 stories under § 24.03.120(A); special performance standards (e.g., screening, private open space) apply to RC/RA under § 24.03.130(B) .
- The RA district: 20–30 du/ac, 20 ft front, 10 ft sides, 10 ft rear, 60% coverage, 35 ft/2 stories under § 24.03.120(A); see additional RC/RA performance items under § 24.03.130(B) .
- Where it applies: Citywide on parcels zoned residential. If you’re considering second units/ADUs, see the dedicated Imperial ADUs page; state rules may alter review pathways.
Commercial Districts — C‑1, C‑2, VC (Village Commercial)
- Applicability: Prior to construction of any building or structure within the C zones, Site Plan Review is required under § 24.05.130 (cross‑references § 24.19.500) .
- Typical uses: A wide range of retail and service uses; see the commercial use tables under § 24.05.120 et seq. (examples include food stores, hardware, hotels/motels, etc.) .
- Key dimensional standards (selected) under § 24.05.130:
- C‑1: 12 ft front setback; 0/10 ft side yards; 20 ft street side; 0 ft rear; 60% coverage; 35 ft/3 stories height .
- C‑2: 12 ft front; 0/10 ft sides; 12 ft street side; 0 ft rear; 60% coverage; 35 ft/3 stories height .
- VC: 0 ft front/side/street side/rear; 40% coverage; height as set; plus specific downtown design oversight (see next bullet) under § 24.05.130 and § 24.05.180 .
- Downtown (Village Commercial) special design review: A Downtown Review Committee ensures “diverse and high‑quality architecture” in VC. No construction, relocation, rebuild, enlargement or modification is allowed until a development plan is reviewed/approved by this Committee under § 24.05.180(B)–(C). Appeals go to the City Council . Submittals here are more architectural in nature (site/architecture, storefronts, materials, colors, lighting, and related features) under § 24.05.180(E) . See the Imperial Overlay Districts and Imperial Historic Preservation pages for related layers that can influence review.
Industrial Districts — I‑1 (General Industrial) and I‑2 (Rail‑Served Industrial)
- Applicability: Prior to the construction of any building or structure in the I zones, Site Plan Review is required under § 24.07.130 (cross‑references § 24.19.500) .
- Purpose: The I zones reserve land for industrial use and protect neighboring areas from industrial impacts under § 24.07.110 .
- Typical uses: Manufacturing/assembly and related industrial uses; specifics appear in the I‑1/I‑2 use table under § 24.07.120 .
- Key dimensional and buffering standards: 15 ft front; 5 ft sides; 0 ft rear; 60% coverage; 35 ft/2 stories height under § 24.07.130(A), with required berms/walls and landscape screening adjacent to residential zones under § 24.07.130(B) .
Mobile Home Park Zone — MHP
- Applicability: MHP project features are often conditioned through Site Plan Review; the code notes that “additional requirements may be specified as conditions of Site Plan Review” for MHP under § 24.09.130(B) .
- Selected standards: Minimum private recreation area per space, setbacks, screening walls, sidewalks, and landscaping are specified under § 24.09.130(A)–(B) and can be calibrated as conditions of approval .
Specific Plan Overlay — SP
- Applicability: “Each allowable use in the Specific Plan Zone shall be subject to a Site Plan Review” under § 24.09.320(E). The SP chapter allows development‑plan‑specific standards, performance criteria, and parking adjustments to be administered through Site Plan Review and related approvals under § 24.09.330–340 .
Decision‑Relevant Standards and Who Decides
| Item | What it means | Where it applies | Code Reference |
|---|---|---|---|
| Purpose of Site Plan Review | Design-focused check for conformance with zoning/General Plan and community aesthetics | Citywide | § 24.19.510 |
| When it’s required | Before any building permit for listed residential, commercial, industrial, and specified alterations/redevelopment | Citywide | § 24.19.520 |
| Submittals | Site plan, landscape plan, architectural elevations, sign drawings, concept grading/drainage; more as required | Citywide | § 24.19.530 |
| Review authority & timing | Planning Director acts within 15 days of a complete application; inaction = deemed approval unless extended | Citywide | § 24.19.550 |
| Appeal | Any person may appeal Director’s decision to Planning Commission within 10 days | Citywide | § 24.19.560–570 |
| Conditions of approval | City may impose reasonable conditions and require security/improvements | Citywide | § 24.19.580 |
| Revocation/modification | Approval may be revoked/modified for fraud, condition violations, nuisance, or nonconforming construction | Citywide | § 24.19.585 |
| Expiration | Approval lapses after 1 year if no commencement; Director may grant up to two 6‑month extensions (max 2 years from original approval) | Citywide | § 24.19.595 |
| Residential trigger | Site Plan Review required before construction in all R zones | RR, RL, R‑1, RC, RA | § 24.03.120 |
| Commercial trigger | Site Plan Review required before construction in C zones | C‑1, C‑2, VC | § 24.05.130 |
| Downtown design review | Separate Downtown Review Committee approval required for development in VC | VC | § 24.05.180(B)–(C) |
Practical Guidance
- Fold your district’s dimensional rules (setbacks, height, coverage) into your plans early; the Director will check conformance as part of Site Plan Review. Cross‑check with Imperial Development Standards and your zone’s tables.
- Make your parking layout and counts precise; the City expects full parking compliance in submittals under § 24.19.530(A) .
- Include signage concept sheets if you plan on signs; signs are reviewed with Site Plan Review and separately under the City’s signage rules, with sign drawings required by § 24.19.530(D) .
- In VC, plan an extra track of architectural review by the Downtown Review Committee and expect deeper scrutiny of storefronts, materials, colors, and lighting per § 24.05.180(E) .
- If your site abuts residential and is zoned industrial, include berms/walls and landscape screening up front; they’re required under § 24.07.130(B) .
- Seeking relief from a standard? That is handled as a separate process via Imperial Variances and Exceptions rather than through Site Plan Review (§ 24.19.335(B)) .
Checklist
- Confirm your zone and overlay: R, C, VC, I, MHP, or SP (Imperial Zoning, Imperial Overlay Districts).
- Verify Site Plan Review is required for your project type under § 24.19.520; in R/C/I zones, it generally is prior to construction (see § 24.03.120, § 24.05.130, § 24.07.130) .
- Prepare submittals per § 24.19.530: site plan, landscape plan, elevations, sign drawings, concept grading/drainage .
- Demonstrate compliance with dimensional standards (setbacks, height, coverage, lot width/depth) for your district; cite the code tables.
- Show parking counts/layout and circulation; coordinate with Imperial Parking and § 24.19.530(A) .
- Address screening, walls, and landscaping expectations; include a landscape plan per § 24.19.530(B) and district-specific screening (e.g., industrial edge treatments) .
- If in VC, obtain Downtown Review Committee approval under § 24.05.180(B)–(C) .
- Calendar the 15‑day Director review window and 10‑day appeal window under § 24.19.550–570 .
- Note expiration and extension limits (1‑year lapse; extensions up to 2 years total) under § 24.19.595 .
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Is a custom single‑family home subject to Site Plan Review? | § 24.19.520 lists “single family homes (custom)” among projects needing approval; missing this step can delay permits | Confirm applicability to your specific lot and scope with the Planning Director under § 24.19.520 |
| Timing of decisions | The Director has 15 days from “complete application”; inaction can be deemed approval | Whether any agreed extension applies, per § 24.19.550 |
| Appeal rights and clock | Appeals must be filed within 10 days | Who may appeal and fee status, per § 24.19.560–570 |
| Conditions and improvements | Conditions can require off‑site work, security, or infrastructure | Condition scope and any security amount under § 24.19.580 |
| Downtown (VC) dual track | VC projects need Downtown Review Committee approval separate from Site Plan Review | Whether your parcel is in VC and Committee submittal expectations under § 24.05.180(B)–(E) |
| Industrial edge treatments | Berms/walls/landscaping required where I abuts R | Exact wall height, berm and landscaping locations under § 24.07.130(B) |
| Nonconforming situations | Existing sites/uses may trigger separate rules | Check Imperial Nonconforming Uses and zoning tables; confirm if Site Plan Review can proceed or if other actions are needed |
Plain-English Summary
Imperial’s “design review” runs through Site Plan Review. You submit a full site/landscape/architecture package, the Planning Director checks it against zoning and plan policies, may require tweaks or improvements, and then approves or denies. Commercial, industrial, and most residential projects need this before a building permit; downtown VC projects also go through a separate Downtown Review Committee for architecture and streetscape.
Source References
- City of Imperial Zoning Ordinance, Site Plan Review Procedure — § 24.19.510–24.19.570 (purpose, applicability, submittals, review/appeals)
- Conditions, Revocation, Expiration — § 24.19.580–24.19.595
- Residential property development standards and Site Plan Review trigger — § 24.03.120; residential uses — § 24.03.110; RC/RA performance — § 24.03.130(B)
- Commercial property development standards and Site Plan Review trigger — § 24.05.130; commercial uses — § 24.05.120 series; Downtown Review Committee — § 24.05.180(B)–(E)
- Industrial purposes/uses/standards and Site Plan Review trigger — § 24.07.110–24.07.130
- Mobile Home Park standards; conditions via Site Plan Review — § 24.09.130(A)–(B)
- Specific Plan Overlay; Site Plan Review required — § 24.09.320(E); performance/parking via Site Plan Review — § 24.09.330–340
Sources
Retrieved passages
- Imperial Zoning Code (Section are) High relevance
- Imperial Zoning Code (Section 24.19.630) High relevance
- Imperial Zoning Code (Section 24.19.585.) High relevance
- CFC § 150 High relevance
- Imperial Zoning Code (Section are) High relevance
- Imperial Zoning Code (Section of) High relevance
- Imperial Zoning Code (SECTION 24.19.500) High relevance
- Imperial Zoning Code High relevance
- Imperial Zoning Code (Section 24.19.500.) Medium relevance
- Imperial Zoning Code (SECTION 24.03.120) Medium relevance
- Imperial Zoning Code (Section 24.09.265) Medium relevance
- Imperial Zoning Code (Section 24.11.110) Medium relevance
- Imperial Zoning Code Medium relevance
- CBC § 130 Medium relevance
- CFC § 24.15 (Section 24.15.) Medium relevance
- Imperial Zoning Code (Section 24.19.500.) Medium relevance
- Imperial Zoning Code (Section 24.11.120) Medium relevance
- Imperial Zoning Code (SECTION 24.19.500) Medium relevance
- Imperial Zoning Code (Section 24.03.120) Medium relevance
Cited sections
- City of Imperial Zoning Ordinance, Site Plan Review Procedure — § 24.19.510–24.19.570 (purpose, applicability, submittals, review/appeals) (§ 24.19.510)
- Conditions, Revocation, Expiration — § 24.19.580–24.19.595 (§ 24.19.580)
- Residential property development standards and Site Plan Review trigger — § 24.03.120; residential uses — § 24.03.110; RC/RA performance — § 24.03.130(B) (§ 24.03.120)
- Commercial property development standards and Site Plan Review trigger — § 24.05.130; commercial uses — § 24.05.120 series; Downtown Review Committee — § 24.05.180(B)–(E) (§ 24.05.130)
- Industrial purposes/uses/standards and Site Plan Review trigger — § 24.07.110–24.07.130 (§ 24.07.110)
- Mobile Home Park standards; conditions via Site Plan Review — § 24.09.130(A)–(B) (§ 24.09.130)
- Specific Plan Overlay; Site Plan Review required — § 24.09.320(E); performance/parking via Site Plan Review — § 24.09.330–340 (§ 24.09.320)
- Imperial_ZoningCode.md
Frequently asked questions
Do I need design review for a new custom single-family home in Imperial?
Yes. Site Plan Review approval is required prior to issuing a building permit for “single family homes (custom)” under § 24.19.520, administered by the Planning Director. Expect to submit a site plan, landscape plan, elevations, and related materials per § 24.19.530 .
Who approves Site Plan Review and how long does it take?
The Planning Director approves, conditionally approves, or denies within 15 days of deeming your application complete; inaction is deemed approval unless you agree to an extension, and appeals go to the Planning Commission within 10 days under § 24.19.550–570 .
What must be in my Site Plan Review submittal?
Provide a scaled site plan, conceptual landscape plan, architectural elevations with materials, sign drawings, and concept grading/drainage. The Director may require or waive items as needed under § 24.19.530 .
Does the Village Commercial (VC) zone have extra design review?
Yes. In VC, the Downtown Review Committee must review and approve a development plan (architecture, storefronts, materials, colors, lighting, etc.) before permits issue, under § 24.05.180(B)–(E). You can appeal to the City Council .
When does a Site Plan Review approval expire?
If you don’t commence construction or use within one year, the approval lapses. The Director may grant extensions of up to 6 months each, to a maximum of two years from original approval under § 24.19.595 .
Can conditions be attached to my approval? Can they require off-site work?
Yes. The City may impose reasonable conditions, require performance security, and mandate on/off‑site improvements (e.g., curbs, gutters, sidewalks) as part of approval under § 24.19.580. Violating conditions can lead to revocation (§ 24.19.585) .
Are industrial projects treated differently along residential edges?
Yes. Industrial sites abutting residential zones must include berms, walls, and landscaping to buffer impacts, and reciprocal access may be required. These features should be shown in your plans under § 24.07.130(B) .
Do residential zones always require Site Plan Review?
For new residential construction, yes: Site Plan Review is required prior to construction in RR, RL, R‑1, RC, and RA under § 24.03.120, in addition to the citywide applicability in § 24.19.520 .
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