Local zoning · Los Banos

Los Banos — Design Review

Q: Do I need design review in Los Banos for a new retail building?

Yes—per § 9-3.2316(a) , all new nonresidential buildings or expansions requiring a building permit must go through site plan (design) review; the Planning Commission is the decision-maker after the Project Review Board advisory review .

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

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Last reviewed: July 2, 2026

Overview

Los Banos requires discretionary design review for many development projects through a site plan / design review process administered by the Community Development Department, the Project Review Board (advisory), and decided by the Planning Commission. The rules set what projects must go to review, what materials are required, the findings the Commission must make, and timing (appeals, expiration). See the code purpose and applicability in § 9-3.2315 and § 9-3.2316 for the controlling framework .

What the code actually requires (plain-English, grounded)

Who reviews: The Project Review Board provides an advisory recommendation on site design to the Planning Commission; the Planning Commission is the decision-making authority for site plan reviews and may hold study sessions for design feedback. See § 9-3.2317, § 9-3.2318, and § 9-3.2314 .
Which projects: All new nonresidential buildings (and façade/exterior modifications requiring a building permit) and residential projects of five or more units are subject to site plan review; design review may also be required as a condition of other discretionary entitlements (for example subdivisions, conditional use permits). See § 9-3.2316(a)–(c) .
Submittals: Complete applications must use the City form and include a scaled site plan, landscape plan, full architectural elevations and materials/colors, sign drawings where applicable, grading/drainage, and any other materials the Planning Division requests. See § 9-3.2319(b) . (The site plan must show off-street parking layout and circulation)
Findings to approve: The Planning Commission must find the project is consistent with the General Plan and any design standards, is compatible with surrounding development (character, scale, materials), complies with zone requirements, and protects public health/safety/welfare. See § 9-3.2320(a)(1)–(6) .
Conditions, effective dates, expiration: The Commission may impose reasonable conditions. Site plan approvals become effective after 10 days (unless appealed) and expire after 24 months if a building permit is not issued; extensions are possible per the code. See § 9-3.2320(b) and § 9-3.2321 .
Coordination with other standards: Review explicitly considers adopted Community Design Standards, applicable specific plans, and the City development standards; applicants must demonstrate compliance with local development standards (setbacks, lot coverage, etc.) and with building-permit submittal requirements (coordinate with Title 24 / the California Building Standards Code). See § 9-3.2317 and § 9-3.2320 .

(Links to related topic pages: Los Banos Zoning, Parking, Development Standards, Overlay Districts, ADUs, California Building Standards Code, Signage, Landscaping and Screening)

District-by-district breakdown (what design review means, where it applies)

Below are Los Banos districts and groupings that appear in the zoning code provisions tied to site plan / design review. The code ties review applicability to use-type (nonresidential vs. residential multiunit) and to special districts; when a district name is not spelled out for a requirement, the code still applies citywide by use-type. All citations are to the Los Banos zoning code.

Public Facilities (PF) / Public Facility District

Purpose: To identify lands used for public buildings, utilities, and public services. See the Public Facilities article text and development standards in the code.
Typical permitted uses: public buildings, schools, utilities, and similar public facility uses (existing public facility uses are declared conforming). See § 9-3.1604.
Design review rule: Any development within the Public Facilities District is subject to the site plan review process; through that review, the Commission determines appropriate setbacks, lot coverage, heights, parking, signage and other development standards to ensure compatibility. See § 9-3.1605 and Part 2 (site plan review) generally .
Where it applies: City-designated public lots, campuses, and sites indicated by the PF district on the zoning map (verify parcel-specific zoning with the City).

Medium Density Residential (R-2)

Purpose: Medium-density housing (multi-family, duplexes, townhomes) and associated uses. The code includes a Mobile Home Subdivisions article that applies minimum standards within R-2. See Article 17 (Mobile Home Subdivisions) referencing R-2 and R-3.
Typical permitted uses: duplexes, small multi-family, mobile home subdivisions (per code definitions and permitted-use tables elsewhere in Title). See Article 17 excerpts.
Key dimensional standards (as codified for mobile home subdivisions): height max 30 ft, front/side/rear yards generally 5 ft minimum for mobile home subdivisions, roofed area limits apply (see § 9-3.1701(a)–(f)). See § 9-3.1701 and § 9-3.1702 .
Design review rule: Residential projects of five or more units are subject to site plan review per § 9-3.2316(b); smaller single-family and custom owner-built lots are generally excepted (verify if a given ADU or small project triggers review). See § 9-3.2316(b) .

High Density Residential (R-3)

Purpose: High-density multifamily housing. The Mobile Home Subdivisions article also references standards within R-3. See Article 17.
Typical permitted uses: higher-density apartment complexes, mobile home parks where allowed by zoning.
Key dimensional standards: Same mobile-home standards noted above (height 30 ft, yard minima 5 ft, maximum roofed area 75% for mobile-home lots) where applicable; general R-3 development standards are elsewhere in the code and must be applied during site plan review. See § 9-3.1701 and § 9-3.1702 .
Design review rule: Projects meeting the thresholds in § 9-3.2316(b) (5+ units) are subject to site plan review; the Commission will review massing, landscaping, parking, ingress/egress, and materials.

Nonresidential / Commercial / Industrial (by use, citywide)

Purpose: Covered by the code as "nonresidential" for site plan purposes rather than by a single clause naming every commercial district.
Typical permitted uses: retail, office, industrial—specific permitted uses are listed in the zoning district articles (not reproduced here). Specific commercial district names and their unique dimensional standards were not found in the retrieved excerpts; verify parcel-specific zone designations.
Design review rule: All new nonresidential buildings or expansions requiring a building permit, and exterior façade changes needing a permit, are subject to site plan review under § 9-3.2316(a). See § 9-3.2316(a) .
Where it applies: Any commercial/industrial zone where a new building, expansion, or exterior modification triggers the building permit threshold.

Note: The code treats applicability by use/threshold more than by a single laundry-list of zone labels. For parcel-specific zone names (for example C-1, C-2, M-1) the retrieved materials did not list each zone’s design-review cross-references — Verify with the jurisdiction and the official zoning map.

Quick reference table — decision-relevant standards

Topic	Rule / Standard	Code Reference
Projects subject to site plan review	All new nonresidential buildings or expansions; residential projects of 5+ units; discretionary entitlements may require review	§ 9-3.2316(a)–(c)
Advisory review	Project Review Board reviews and issues advisory recommendations within 30 days of completeness; may forward to Planning Commission	§ 9-3.2317, § 9-3.2319(c)
Decision authority	Planning Commission is decision-maker for site plan reviews; Planning Director for administrative permits	§ 9-3.2314
Required submittals	Scaled site plan, landscape plan, architectural elevations/materials/colors, sign drawings, grading/drainage, lighting/photometrics if required	§ 9-3.2319(b) and lighting rules § 9-3.3314–.3317
Findings to approve	Consistent with GP/design standards; compatible with neighborhood; compliant with zone standards; protects public health/safety	§ 9-3.2320(a)(1)–(6)
Effective date, appeal, expiration	Approval effective after 10 days (unless appealed); approval expires after 24 months if no building permit	§ 9-3.2321(a)–(b)

Checklist (what to include in a complete design-review / site-plan submittal)

Completed City application form and required processing fee (use current City fee resolution) — § 9-3.2319(a)
Scaled site plan showing parcel dimensions, proposed and existing structures, driveways, fences/walls (height/materials), landscaped areas, off-street parking layout and circulation, pedestrian walks, loading, and street dedications — § 9-3.2319(b)(1)
Landscape plan conforming to local landscape/shade canopy requirements and water-efficient landscape rules — see § 9-6.03 and § 9-6.03.01
Full architectural elevations (all sides), materials and color schedule — § 9-3.2319(b)(3)
Sign drawings (if signage proposed) consistent with sign standards — § 9-3.2319(b)(4) and sign article § 9-3.2805
Preliminary grading and drainage plans and lighting/photometric plan if required — § 9-3.2319(b)(5) and § 9-3.3316
Evidence of owner authorization if applicant is not owner — § 9-3.2319(a)

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a small residential project (ADU, single-family addition) triggers site plan review	Residential threshold is five or more units per § 9-3.2316(b); ADUs and small additions may still trigger building permit requirements or administrative permits	Verify parcel-specific applicability with the Community Development Department and cross-check ADU rules; see § 9-3.2316(b) and the City’s ADU guidance ; also check Los Banos ADUs
Precise dimensional standards for a given zone (setbacks, FAR, height)	Site plan approval requires compliance with zone standards, but the retrieved excerpts do not include a complete zone table	Verify the parcel’s zoning designation and the zone’s numeric standards in the full code or zoning map; consult Development Standards and the Community Development Department
When Project Review Board comments become mandatory conditions	PRB is advisory; the Planning Commission may adopt PB recommendations as conditions, but this is discretionary	Confirm how staff incorporated PRB recommendations in prior similar projects and request clear staff reports; see § 9-3.2317 and § 9-3.2319(c)
Lighting / photometric requirements and potential neighbor objections	Lighting plans and photometrics may be required and are enforceable; insufficient detail can delay approval	Provide photometrics when requested and follow § 9-3.3316; coordinate neighbor outreach if Planning Director requires notification per § 9-3.2315 and related notice provisions
Signage vs. building façade changes	Sign drawings are required with site plan review and may be subject to separate sign-article standards	Provide sign elevations in the initial package and check § 9-3.2805 and master signage rules; link to Signage for detailed limits

Plain-English Summary

If you are planning a new commercial building, an expansion of a nonresidential building, or a multiunit residential project of five or more units in Los Banos, you must file for site plan / design review with the City: submit a full site plan, landscape plan, architectural elevations, and related studies; the Project Review Board advises and the Planning Commission decides, using findings in § 9-3.2320 — approvals can be conditioned, take effect after 10 days, and generally expire after 24 months unless a building permit is issued .

Source References

Los Banos Zoning Code, Part 2 — Site Plan Review: § 9-3.2315 (Purpose), § 9-3.2316 (Applicability), § 9-3.2317 (Project Review Board), § 9-3.2318 (Study sessions), § 9-3.2319 (Project submittals), § 9-3.2320 (Planning Commission criteria), § 9-3.2321 (Effective date & expiration) .
Decision-making authority and permits: § 9-3.2314 (Planning Commission / Planning Director roles) .
Lighting and photometric requirements connected to discretionary permits: § 9-3.3316 (lighting submittal requirements) and related lighting sections .
Public Facilities development subject to site plan review: § 9-3.1605 .
Mobile Home / Residential dimensional standards references (R-2, R-3 context): § 9-3.1701 and § 9-3.1702 (Mobile Home Subdivisions; yard and height standards) .
Landscape documentation and water-efficient landscape submittal linkage to site plan/design review: § 9-6.03 and § 9-6.03.01 .

Verify parcel-specific zone labels, numeric development standards, and up-to-date fee and application forms with the City of Los Banos Community Development Department (filed code extracts above are from the city zoning code excerpts provided) .

Sources

Retrieved passages

Los Banos Zoning Code (§ 5) High relevance
Los Banos Zoning Code (section shall) High relevance
Los Banos Zoning Code (§ 5) High relevance
Los Banos Zoning Code (§ 5) High relevance
Los Banos Zoning Code (section are) Medium relevance
Los Banos Zoning Code (§ 1) Medium relevance
Los Banos Zoning Code (article will) Medium relevance
Los Banos Zoning Code (section are) Medium relevance

Cited sections

Official Los Banos code library

Frequently asked questions

Do I need design review in Los Banos for a new retail building?

Yes—per § 9-3.2316(a), all new nonresidential buildings or expansions requiring a building permit must go through site plan (design) review; the Planning Commission is the decision-maker after the Project Review Board advisory review .

What triggers site plan review for residential projects in Los Banos?

A residential project triggers site plan review when it is a new residential project of five or more units or an addition that would bring an existing project to five or more units; single-family and small projects are generally exempt except as required by other discretionary entitlements (§ 9-3.2316(b)) .

What materials must I submit with a site plan / design review application?

The code requires a City application and fee, a scaled site plan, a landscape plan, architectural drawings/elevations with materials/colors, sign drawings (if applicable), preliminary grading and drainage, and any other materials requested by staff per § 9-3.2319(b) .

How long does the Planning Commission have to decide, and how long is approval valid?

The code sets time frames for advisory review (Project Review Board within 30 days when deemed complete) and makes site plan approvals effective after 10 days unless appealed; approvals expire after 24 months if no building permit is issued (§ 9-3.2319(c) and § 9-3.2321) .

Can the Planning Commission impose conditions on a design review approval?

Yes—the Planning Commission may impose reasonable conditions as necessary to carry out the intent of the design review and to protect public health, safety and welfare; this is explicitly allowed in § 9-3.2320(b) .

Are lighting and photometric plans required with design review?

Lighting and photometric plans are required for discretionary permits when deemed necessary by the Planning Division; the code lists photometric and lighting detail requirements and when certified tests may be required (§ 9-3.3316) .

If my project was approved, does the building permit have to match the approved site plan?

Yes—building permit plans will be reviewed for conformity with the prior site plan/design approval; no building permit will be issued unless the Community Development Department determines it conforms to the approved site plan (§ 9-3.2320(c)) .

Does the Project Review Board make the final decision?

No—the Project Review Board provides an advisory recommendation (and usually acts within 30 days) but the Planning Commission is the decision-making authority for site plan reviews (§ 9-3.2317 and § 9-3.2314) .

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