Local zoning · Los Angeles County

Los Angeles County — Design Review

Design Review under the Los Angeles County local zoning and planning code, with the controlling citations.

Last reviewed: July 3, 2026

Overview

Design review in the unincorporated areas of Los Angeles County is administered as part of the County's Title 22 (zoning) procedures and specific plans. Some projects receive a ministerial Type I or Ministerial Site Plan Review, while others are discretionary and subject to public hearing, specific-plan review, or review by boards such as the Marina del Rey Design Control Board. See the County's rules on how applications are assigned to Type I–IV review and ministerial vs. discretionary tracks (§ 22.224.030, § 22.226.010).

Note: this page addresses design/architectural/site-plan review under the County zoning/land-use rules only — building-code (Title 24), permit issuance, or housing/subtenant law are outside this page's scope. For building-code questions see the California Building Standards Code.

How Design Review works in unincorporated Los Angeles County (key rules)

Projects are assigned a processing type in Table 22.224.030-A (Type I–IV). Ministerial Site Plan Review is a Type I process; many design-level checks are handled through that ministerial track (§ 22.224.030).
The Director has ministerial authority to verify compliance when a project is Type I; Chapter 22.226 codifies the Type I (ministerial) review purpose and authority (§ 22.226.010).
Where a Form-Based Code or Specific Plan applies, the applicable plan often prescribes separate project review procedures (for example, Form-Based Code projects use the Ministerial Site Plan Review rules in § 22.410.060).
Some areas and project types require a Substantial Conformance Review under a Specific Plan before building or grading permits are issued (§ 22.408.210).
Coastal or special-design areas (e.g., Marina del Rey or other Specific Plans) add extra design-review layers such as the Design Control Board or hearing-body review; see the Marina del Rey provisions (§ 22.46.1110–§ 22.46.1120).

For quick cross-references: design-review interactions frequently touch on parking, development standards, overlay districts, landscaping and screening, and state ADU rules (ADUs).

District-by-district breakdown (where design review is applied)

Below are the primary, tangible district/special-plan areas in the County Code where design review rules or special design standards are explicit in Title 22. All apply only in unincorporated areas or County-owned program areas listed in the code.

Zone MXD (Mixed Use District)

Purpose: Encourage pedestrian-oriented mixed-use development with ground-floor retail and residential above; tie into minimum building articulation and pedestrian character standards. (§ references in Form‑Based and MXD subsections.)
Typical permitted uses: ground-floor retail, residential units, offices compatible with pedestrian activity; accessory uses per the zone. (See Zone MXD development standards.)
Key dimensional/design standards: requirements for ground-floor retail, pedestrian character, building façade articulation within 40 feet of public rights-of-way, and recreational space minimums for large residential/mixed-use projects (§ subsections in Zone MXD). Modifications of some standards (height, setbacks, massing) require Conditional Use Permit or other specific approvals (§ 22.166/22.158 cross-references).
Where it applies: areas mapped into Zone MXD in County zoning maps and associated Form‑Based Code text. Verify parcel-specific applicability with the Department. (§ 22.410.060 for Form‑Based Code procedures).

-P (Parking Zone as a principal use)

Purpose: Where parking is the principal use on a parcel, the -P designation sets parking-specific development standards and design requirements. (§ 22.54.040).
Typical permitted uses: parking lots (supplemental), attendant structures up to 30 sq ft by Ministerial Site Plan Review; parking buildings or structures require Conditional Use Permit as specified. (§ 22.54.030.B and § 22.54.040).
Key design standards: when developed with parking as principal use, projects must comply with parking design standards listed elsewhere in Title 22 (see Parking chapter) (§ 22.54.040).
Where it applies: parcels specifically rezoned or designated -P; check zoning map and permitted-use table. Verify with the Department.

Marina del Rey Specific Plan / Design Control Board

Purpose: The Marina del Rey Specific Plan layers coastal access, view corridor, and recreation-based design rules atop Title 22; the County maintains special review and public-access findings for development in the Marina. (§ 22.46.1110 and § 22.46.1120).
Typical permitted uses: uses implementing the Specific Plan and LCP (coastal development permit often required). New development requires a coastal development permit and design review in tandem. (§ 22.46.1110).
Key dimensional/design standards: site plans and elevations showing view corridors, public access, required screening, and landscaping; Design Control Board conducts conceptual and final architectural/site reviews, including materials/colors/landscaping (§ 22.46.1110.D; § 22.46.1120).
Where it applies: all Marina del Rey parcels under the Specific Plan boundaries. Verify coastal appeal/permit requirements if located seaward of the first public road. (§ 22.46.1110).

Universal Studios Specific Plan area

Purpose: Project-specific design controls tied to the Universal Studios Specific Plan; the Director reviews projects for substantial conformance and implements special screening, façade articulation, and rooftop equipment screening standards. (§ 22.408.210; design standards § 22.408.x).
Typical permitted uses: depends on the Specific Plan text; accessory and production-related uses are regulated and require conformity review. (§ 22.408.210).
Key design standards: façade articulation facing rights-of-way, screening rooftop equipment, prohibited mirrored/highly reflective materials, special greenspace and buffering requirements adjacent to residences (§ 22.408 and § 22.408.170/210).
Where it applies: parcels inside the Universal Studios Specific Plan footprint. Substantial Conformance Review is required before permits (§ 22.408.210).

Form‑Based Code areas

Purpose: Areas regulated under a Form‑Based Code within Title 22 apply metrics and design-focused rules; projects are processed per project-review procedures in § 22.410.060.
Typical permitted uses: defined in the Form‑Based Code text; where the Form‑Based Code is silent, Title 22 applies. (§ 22.410.060).
Key design standards: graphical and numerical metrics govern façades, frontage types, encroachments to public right-of-way, and ministerial vs. modification review limits (e.g., maximum setback/height modifications percentages). Modification caps (lot width 10%, setback 15%, height 10%, massing 15%) are enumerated for modifications under that code (§ 22.410.060.C and MODIFICATIONS table).
Where it applies: the parcels mapped into the Form‑Based Code area; check the Code text and the Department maps.

Decision‑relevant standards and permitted uses (quick reference table)

Requirement / Permitted Review	What it covers	Code Reference
Type I — Ministerial Site Plan Review	Director verifies compliance; applies to ministerial site plan items (e.g., small parking improvements)	§ 22.226.010; Table 22.224.030‑A
Parking (ministerial approvals)	Parking lots incidental to uses; parking attendant structure ≤30 sq ft may be approved ministerially	§ 22.54.030.B; § 22.54.040
Form‑Based Code project review	Ministerial Site Plan Review for compliance; Modification Review (Hearing Officer) with caps (height 10%, setback 15%, massing 15%)	§ 22.410.060 (B–C)
Substantial Conformance Review (Specific Plans)	Required before grading/building permits in some Specific Plans; Director grants or denies final conformance	§ 22.408.210
Marina del Rey Design Control Board review	Conceptual and final architectural & site planning review; reports to Commission or Hearing Officer	§ 22.46.1110.D; § 22.46.1120
Modification limits (Form‑Based Code)	Percentage caps for administrative modifications to key metrics	MODIFICATIONS table in § 22.410.060.C

Checklist

Confirm the parcel is in an unincorporated area and identify the applicable base zone and any Specific Plan or Form‑Based Code overlay (verify with County maps). (§ 22.408.210; § 22.410.060).
Determine the review Type (I–IV) from Table 22.224.030‑A; identify whether Ministerial Site Plan Review (Type I) or discretionary review is required. (§ 22.224.030).
Prepare site plans and elevations showing setbacks, parking layout, landscaping, screening, rooftop equipment, and view corridors (where applicable). Marina del Rey and Specific Plans require detailed site plans. (§ 22.46.1110; § 22.408.210).
If in a Form‑Based Code area, show compliance metrics or apply for Modification Review if changes exceed numeric limits (see Modification caps). (§ 22.410.060.C).
Attach required studies referenced by the Specific Plan (e.g., access, view corridor, hydrology, biological) when applicable. (Specific Plan application lists and coastal development permit filing rules). (§ 22.46.1120; § 22.56.x).
Pay applicable filing fees and use the correct application form (Ministerial Site Plan Review form or Substantial Conformance Review form). (§ 22.410.060; § 22.408.210).

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether review is ministerial vs. discretionary	Different timelines, appeal rights, and public hearing requirements; wrong assumption delays projects	Check Table 22.224.030‑A and the specific permit chapter to confirm Type I/II/III/IV assignment (§ 22.224.030).
Specific‑plan triggers (Substantial Conformance)	Many Specific Plans require Substantial Conformance Review before permits; missing this blocks permits	Verify Specific Plan applicability and Substantial Conformance requirements (§ 22.408.210).
Coastal/Marina del Rey overlay rules	Coastal development permits and Design Control Board recommendations can impose different design conditions	Confirm coastal-zone status and Marina del Rey Specific Plan provisions (§ 22.46.1110–1120; § 22.56.x).
Modification caps under Form‑Based Code	Administrative modifications are capped (e.g., height 10%); exceeding requires Conditional Use or hearing	Verify proposed changes against the MODIFICATIONS table in § 22.410.060.C.
Parcel‑specific overlays or P‑zones	Special zone markings (e.g., ‑P, MXD) change permitted uses and who reviews design	Confirm parcel zoning designation and overlay maps with County records; cross-check § 22.54 and Form‑Based Code references.

Plain‑English Summary

If your property is in an unincorporated part of Los Angeles County, design review happens under Title 22. Small, code‑compliant projects often go through a ministerial Site Plan Review; bigger or special‑area projects (Form‑Based Code, Specific Plans such as Marina del Rey or Universal Studios) may require discretionary hearings, Substantial Conformance Review, or Design Control Board review — check the Table 22.224.030‑A and the Specific Plan text to know which applies.

Source References

Table 22.224.030‑A — Permits & Type Review assignments; Type I = Ministerial Site Plan Review. § 22.224.030.
Chapter 22.226 — Type I Review (ministerial) purpose and Director authority. § 22.226.010.
Form‑Based Code project review and modification procedures. § 22.410.060.
Substantial Conformance Review (Specific Plan) procedures and Director authority. § 22.408.210.
Marina del Rey design review and Design Control Board procedures. § 22.46.1110; § 22.46.1120.
Parking and ‑P zone ministerial parking approvals and standards. § 22.54.030.B; § 22.54.040.
Universal Studios Specific Plan design standards and screening requirements. § 22.408.x (design standards excerpts).
Coastal Development Permit chapter and related findings referenced where Marina del Rey/coastal projects apply. Chapter 22.56.

Sources

Retrieved passages

Los Angeles County Zoning Code (§ 1) Medium relevance
Los Angeles County Zoning Code (§ 1) Medium relevance
CBC § 34 (Title 16) Medium relevance
Los Angeles County Zoning Code (§ 1) Medium relevance
Los Angeles County Zoning Code (Section 22.60.100) Medium relevance
Los Angeles County Zoning Code (Chapter 22.56) Medium relevance
Los Angeles County Zoning Code (Title 22.) Medium relevance
Los Angeles County Zoning Code (Chapter 22.158) Medium relevance

Cited sections

Official Los Angeles County code library

Frequently asked questions

Do I need design review in unincorporated Los Angeles County?

It depends on the parcel, project type, and applicable special plan. Table 22.224.030‑A assigns reviews (Type I–IV); many small projects go through Ministerial Site Plan Review (Type I) while larger or special‑plan projects are discretionary (§ 22.224.030; § 22.226.010). Verify your parcel's zoning and the Table entry.

What does a Ministerial Site Plan Review approve?

A Ministerial Site Plan Review (Type I) allows the Director to verify compliance with Title 22 and certain Form‑Based Code provisions; typical ministerial approvals include small parking facilities and attendant structures as specified in § 22.54.030.B. See § 22.226.010 and Table 22.224.030‑A.

How does the Form‑Based Code affect design review?

Projects in Form‑Based Code areas follow § 22.410.060: the Director conducts Ministerial Site Plan Review for compliance; modification requests with percentage caps (setback 15%, height 10%, etc.) use the Hearing Officer process (§ 22.410.060.C). Check the local Form‑Based Code text for metrics.

What special design review rules apply in Marina del Rey?

Marina del Rey projects require a coastal development permit and review by the Design Control Board for conceptual and final architectural/site planning; the Board submits recommendations to the Commission or Hearing Officer and final design review is required (§ 22.46.1110–1120).

Can I get modifications to height, setback, or massing?

Some Specific Plans and the Form‑Based Code allow modifications within enumerated caps (e.g., height 10%, setback 15%, massing 15%) via the Hearing Officer or Conditional Use Permit depending on the standard (§ 22.410.060.C; see modification table). If your change exceeds caps, expect discretionary review.

If I only want to change landscaping or screen rooftop equipment, do I need design review?

Landscaping, screening of rooftop equipment, and façade treatments are expressly regulated in various Specific Plans and Form‑Based Code areas and are reviewed as part of Site Plan Review or Specific Plan Substantial Conformance Review (§ 22.408.x; § 22.46 and Form‑Based Code provisions). Check the applicable specific‑plan design standards.

Where do parking rules intersect with design review?

Parking design and whether parking can be ministerially approved are covered in Chapter 22.54; incidental parking lots and small attendant structures may be approved via Ministerial Site Plan Review, but parking buildings often require a Conditional Use Permit (§ 22.54.030.B; § 22.54.040).

What should I submit with a Substantial Conformance Review?

A Substantial Conformance Review application must use the Ministerial Site Plan Review form and include scaled site plans, updated conceptual site plans, and any additional documentation required by the Specific Plan (e.g., grading inventories for some plans); the Director must act within 60 days of a complete application (§ 22.408.210).

Do design standards in Specific Plans override general Title 22 rules?

Where a Specific Plan or Form‑Based Code applies, its standards govern in the mapped area unless Title 22 or the Specific Plan states otherwise; the Specific Plan and Title 22 operate together and sometimes a Specific Plan will supersede underlying zone rules (§ 22.410.060; § 22.408.210). Verify which provision controls for your parcel.

How are findings for discretionary design decisions justified?

Discretionary findings (e.g., Conditional Use Permit, Discretionary Housing Permit) require findings demonstrating consistency with the General Plan, no adverse impacts to health/welfare, adequate site size, and compatibility with surrounding uses (§ 22.166.050 and related decision/finding rules). Substantial evidence must support decisions.

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