Isleton — Design Review

Last reviewed: July 2, 2026

Overview

This page explains how design review and site plan review work under Isleton’s zoning ordinance (commonly Title 17). It summarizes who reviews exterior design, what drawings and findings are required, which zoning districts are covered, and practical steps for applicants. Citations below point to the controlling Isleton ordinance sections so you can verify specifics.
(Links: see Isleton Zoning, Isleton Development Standards, Isleton Parking, Isleton Overlay Districts, Isleton Historic Preservation, Isleton Signage, Isleton Landscaping and Screening, Isleton ADUs, California Building Standards Code)

How Isleton handles design review (high level)

• Isleton separates Architectural Design Review (Article 17) from Site Plan Review (Article 15). Architectural review is focused on exterior appearance (materials, colors, signs, massing) and is carried out by an Architectural Design Review Committee (ADRC) that reports to the Planning Commission; site plan review focuses on layout, parking, circulation, landscaping and public improvements and is decided by the Planning Commission with specific findings required. See § 1701 and § 1501 .

• The building official acts as the initial intake reviewer and forwards projects to the ADRC or Planning Commission; if a project requires a variance/use permit or zoning amendment first, the design/site plan review is held until those discretionary items are resolved. See § 1503.A and § 1704.A .

District-by-district breakdown

C — Commercial districts

• Purpose and where design review applies: The C districts are explicitly singled out for architectural design review: architectural review provisions apply to any permitted or conditional use (except single‑family) in the C districts to promote the downtown/small‑town theme. See § 1701.B and § 1702.E .
• Typical permitted uses (summary): retail, offices, restaurants, and other commercial uses (full permitted‑use lists are elsewhere in the code; confirm with the specific C subdistrict). Not all single‑family uses are subject to ADRC. See § 1701.B .
• Key dimensional / development notes: commercial development standards (no minimum front yard in some C areas; coverage/height provisions vary) and signage must comply with the sign article; permanent signs require Planning Commission approval (see § 804 and sign rules). See § 804 and signage rules § 18xx (signage article) .
• Where site plan review applies: any use in C is subject to Site Plan Review per Article 15 unless the single‑family exception applies. See § 1501.B.1 .

RM — Multiple‑family residential districts

• Purpose and where design review applies: Multi‑family projects (except single‑family detached on separate lots) require both site plan and architectural review; larger projects (10+ units) may be processed as PUD and are subject to the multi‑family policies in Article 15. See § 705 and § 1514 .
• Typical permitted uses: duplexes, townhomes, apartments; mobile home parks have their own standards. See § 705 and related RM sections .
• Key dimensional standards: front/rear/side yards, coverage and height limits are stated in the RM articles (e.g., front yard 15 ft, rear 5 ft, height typically 35 ft, but see the particular RM subdistrict). See the RM yard/height tables in the ordinance (e.g., Secs. 604/1203 excerpts) .
• Where site plan review applies: The RM district requires submission and approval of site plan and architectural plans before establishing uses (see § 705). See § 705 .

R / RCO / UR — Residential districts and residential/commercial overlays

• Purpose and where design review applies: Article 15’s site plan provisions apply to the RCO, UR, R, and RM districts for uses other than conventional single‑family construction on fully improved residential lots. Design review may be required where an MXU or redevelopment overlay has been applied or where zoning calls for it. See § 1501.B.1 and the combining districts rules § 1002 (MXU) .
• Typical permitted uses: single‑family, accessory structures (many accessory actions are exempt from full ADRC/site‑plan review); for mixed uses or redevelopment areas, ADRC or PUD procedures can apply. See § 1501 and § 1002 .
• Key dimensional standards: residential setbacks/lot size/coverage vary by R subdistrict; single‑family on a standard improved lot is generally exempt from full site plan review (verify parcel‑specific). See § 1501.B.1 .

I — Industrial districts

• Purpose and where design review applies: No use may be erected in I until site plan and architectural plans are approved under Articles 15 and 17. Industrial developments therefore require both site plan and architectural review. See § 906 and related site plan rules § 1501 .
• Typical permitted uses: light industrial, warehousing, manufacturing subject to performance standards (noise, emissions). See industrial district provisions and performance rules § 804.B etc. .
• Key dimensional standards: heights up to 75 ft are noted in one industrial excerpt; parking must follow Article 11. See § 1203/section on I district height .

Combining / Overlay districts — MXU, PUD and Redevelopment Areas

• When used, the MXU (mixed use) and PUD combining districts make design/site plan review the tool to ensure physical compatibility, and the city can require ADRC, PUD, or site plan processes per the combining district rules. See § 1002 and § 1001 .

Quick reference table — what triggers ADRC (design) vs Planning Commission (site plan)

What you must submit (drawings & findings)

Isleton requires both site plan and architectural drawings depending on the trigger. The most commonly cited submission items are:

• Scaled site plan and reduced copies showing lot dimensions, building footprints, yards/setbacks, parking/loading and circulation, access points, walls/fences and materials, signs, lighting, landscaping and irrigation, refuse enclosures, north arrow and preparer contact. See § 1502.A–M and § 1502 generally .
• Architectural elevations showing all exterior surfacing materials and colors and scaled drawings of signs subject to ADRC. See § 1703.A.1–2 .
• The Planning Commission must make explicit findings for site plan approval — compliance with the ordinance, safe vehicular/pedestrian circulation, setbacks, height, utilities, landscaping, drainage and refuse handling. See § 1505.A–E .
• Fees: an application fee “set by resolution of the city council.” The ordinance requires a fee but does not list the dollar amount; check with city finance/planning. See § 1505.I .

Standards & timelines (decision‑relevant)

• Building official review of site plan intake: 15 working days; Planning Commission action on site plan within 25 working days from submission unless longer period required; approved plans are signed and a copy mailed to the applicant. See § 1503.A–C .
• ADRC meetings: at least monthly, but meetings may be cancelled if no application pending. See § 1702.C .
• Site plan approval lapse / extension: approval lapses after one year unless a building permit is issued and construction commenced; extensions are possible (special rules for multi‑family and non‑residential). See § 1510 .
• Minor revisions: minor changes to an approved site plan may be approved administratively as “minor” at the building official’s discretion; same for conditional use permits (minor revision procedures in § 1513 and § 1418). See § 1513 and § 1418 .

Checklist

• Meet with the building official for preliminary ADRC sketch review as recommended under § 1703.B .
• Prepare scaled site plan (full‑size + reduced 8½×11 or 11×17) including items listed in § 1502.A–M .
• Prepare architectural elevations and sign drawings per § 1703.A .
• If applicable, include landscape plan and irrigation details per Article 15/landscaping provisions § 1505.B.7 and landscape article (see Isleton Landscaping and Screening) .
• Confirm whether project triggers PUD, MXU, or redevelopment procedures (see § 1002 and § 1514 if multifamily) .
• Pay application fee (amount set by City Council resolution) as required by § 1505.I .
• If project needs a variance or use permit, apply for and obtain that approval before ADRC will finalize design review per § 1704.A and § 1503.A .

Risks & Ambiguities

Plain-English Summary

If you’re building or changing the exterior of anything other than a simple single‑family house in Isleton, expect to file scaled site plans and architectural drawings, meet with the building official, and go through either the Architectural Design Review Committee and/or the Planning Commission. The code spells out specific drawings, decision findings, timelines (intake/25 working days for site plans), and that approval can lapse after one year if you don’t start building. See § 1701–1704, § 1501–1505, and related district rules for the precise triggers and requirements.

Source References

• Isleton Zoning Ordinance, Article 17 — Architectural Design Review: § 1701–1704 .
• Isleton Zoning Ordinance, Article 15 — Site Plan Review: § 1501–1514 (drawings, findings, referral/action, lapse) .
• District provisions (examples cited): § 705 (RM site plan/design review), § 804 (C district property development standards), § 906 (I district: site plan/architectural approval) .
• ADRC composition and procedures: § 1702 (membership, meeting cadence, scope) .
• Fee and findings references: § 1505.I (fee), § 1505.A–E (required findings for site plan approval) .
• Combining districts: § 1001 (PUD), § 1002 (MXU mixed use) .
• For state technical code and building permit work (not design review): California Building Standards Code.

Information Gaps

• The ordinance excerpts supplied do not include the City Council resolution(s) that adopt the ADRC Design Review Guidelines (text referenced but not attached). See § 1702.E — resolution text Not found in retrieved materials. .
• Current application fee amounts and the city’s administrative thresholds (e.g., what exactly qualifies as a “minor revision”) are not printed in the excerpts — the code requires fees by resolution and leaves “minor” to administrative discretion (verify with city). See § 1505.I, § 1513. .
• Local ADU-specific interactions with ADRC: local ADU procedural language is not included in the retrieved files; verify how Isleton treats ADUs relative to ADRC (Not found in retrieved materials).

Retrieved passages

• Isleton Zoning Code (article 14) High relevance show source text
• Isleton Zoning Code (§ 1) High relevance show source text
• Isleton Zoning Code (section 1910) High relevance show source text
• Isleton Zoning Code (§ 1) High relevance show source text
• Isleton Zoning Code (article 12.) High relevance show source text
• Isleton Zoning Code (§ 1) High relevance show source text
• Isleton Zoning Code (article may) High relevance show source text
• Isleton Zoning Code (§ 1) High relevance show source text

Cited sections

• Isleton Zoning Ordinance, Article 17 — Architectural Design Review: **§ 1701–1704** . (Article 17)
• Isleton Zoning Ordinance, Article 15 — Site Plan Review: **§ 1501–1514** (drawings, findings, referral/action, lapse) . (Article 15)
• District provisions (examples cited): **§ 705** (RM site plan/design review), **§ 804** (C district property development standards), **§ 906** (I district: site plan/architectural approval) . (§ 705)
• ADRC composition and procedures: **§ 1702** (membership, meeting cadence, scope) . (§ 1702)
• Fee and findings references: **§ 1505.I** (fee), **§ 1505.A–E** (required findings for site plan approval) . (§ 1505.I)
• Combining districts: **§ 1001** (PUD), **§ 1002** (MXU mixed use) . (§ 1001)
• For state technical code and building permit work (not design review): California Building Standards Code.
• Isleton_ZoningCode.md
• 2025 California ADU handbook.md

• Official Isleton code library