Local zoning · Marina

Marina — Design Review

Q: Do I need design review in Marina?

If your project is one of the uses listed in § 17.50.010 (for example most commercial uses, hotels, offices, parking lots, mobile home parks, more‑than‑one dwelling on a parcel, and parcels with access to two or more non‑intersecting public streets) you must obtain site and architectural design approval before a building permit is issued. § 17.50.010 .

Q: Are multi‑family projects in MHR subject to design review?

Yes. Development of individual lots in the MHR district is explicitly subject to site and architectural design review procedures (see § 17.13.100 referencing §§ 17.50.030–17.50.060 ). § 17.13.100 , § 17.50.030–17.50.060 .

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

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Last reviewed: July 3, 2026

Overview

Marina’s zoning ordinance requires site and architectural design review for a wide range of project types and establishes a Site and Architectural Design Review Board that advises the Planning Commission (and in many cases acts as the first review step). The local rules identify when review is mandatory, what plans and materials must be submitted, how the board and Planning Commission act, and how appeals work. The controlling procedures are codified in Title 17 (Zoning), most centrally § 17.50.010 through § 17.50.060.

(Links: this page refers to Marina’s broader zoning overview, parking, development standards, overlay districts, signage, landscaping, ADUs and the California Building Standards Code where those topics interact with design matters.)

What the code requires (process & scope)

Mandatory design review: A building permit shall not be issued for certain uses until site and architectural design approval is obtained. The list of uses that trigger mandatory review appears in § 17.50.010 (public buildings, schools, hospitals, places of assembly, motels/hotels, office buildings, all commercial and industrial uses, mobile home parks, parking lots, public utility structures (except poles/towers), more-than-one dwelling unit on a single parcel, and certain parcels with access to multiple streets). § 17.50.010.
Application materials and fee: Applications must include elevations, plans showing building locations, topography, existing vegetation, parking layout, landscaping plans, color/material samples and a fee set by council resolution. See § 17.50.030 and related subparts (§ 17.41.240 also describes required materials).
Review bodies and roles: The Planning Commission appoints a Site and Architectural Design Review Board as a subcommittee to review development applications and make recommendations; the Planning Commission acts on design approval and may require board input; appeals from board or Planning Commission actions go to the next appellate body (Planning Commission or City Council) within ten days. See § 17.50.010, § 17.50.040–17.50.060.
Board powers and findings: The board may approve, disapprove, conditionally approve or suggest modifications to ensure proposals are not “unsightly, undesirable or obnoxious” and that projects conform to the spirit of the ordinance and local coastal land use plan where applicable. See § 17.50.040 and § 17.41.240.C.
Finality and modifications: Approved plans must be constructed substantially in accordance with approved plans; subsequent changes require review by the Planning Director or board as provided in § 17.50.050.
Signs: All signs generally require Design Review Board approval before a sign permit; details and exemptions are in Chapter 17.59 (notably § 17.59.040 and § 17.59.050). See § 17.59.040.

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

Below are Marina districts where the code explicitly ties development standards to site and architectural design review. Each subsection summarizes the district purpose/typical uses, the design-review-relevant controls the code cites, and where the district usually applies.

R-1 (Single‑Family Residential)

Purpose and typical uses: Intended for single-family residential development; permitted uses include one single‑family dwelling per lot, guest houses or secondary dwelling per § 17.14.020, small residential care homes, and limited home occupations. § 17.14.020.
Design-review link: The ordinance establishes R-1 standards in Chapter 17.14, and although many small residential proposals do not trigger the full site/architectural board, accessory dwellings (guest house/secondary dwelling) are explicitly referenced in permitted uses. Specific site and architectural review triggers for multi-unit or special circumstances remain governed by § 17.50.010. Verify with the jurisdiction for parcel-specific design-review requirements. § 17.14.020, § 17.50.010.
Key dimensional standards: The ordinance contains R-1 setbacks, site area, coverage and parking rules in Chapter 17.14, but numeric details for many R-1 items were not fully retrievable from the supplied materials. Not found in retrieved materials — verify with Chapter 17.14 for parcel-specific setbacks and heights.

M (Industrial / Manufacturing)

Purpose and typical uses: Industrial/manufacturing uses; code references required landscape buffers and screening to protect neighboring residential areas. See Chapter 17.30.
Design-review triggers: Certain dimensional and landscape requirements are explicitly tied to satisfaction of the site and architectural design review board (e.g., side yard minimum and landscaping requirements; rear yard and other buffering). § 17.30.100–17.30.140.
Key dimensional standards: Side yard: 10 ft (landscaped to board satisfaction); rear yard: 20 ft (landscaped to board satisfaction); special 30‑ft buffer required adjacent to residential zones with heavier landscaping and sound attenuation where necessary. § 17.30.100, § 17.30.110, § 17.30.130.

MHR (Multiple‑Housing Residential)

Purpose and typical uses: Higher-density residential (townhomes/condominiums, multi‑family). Chapter 17.13 applies to MHR district.
Design-review link: Development of individual lots in MHR is expressly subject to the site and architectural design review procedures in §§ 17.50.030–17.50.060; see § 17.13.100.
Key dimensional standards: Height limits for habitable buildings: no more than two stories and a maximum height of 35 feet; nonhabitable structures limited to 25 feet. § 17.13.060. Open space minimum and parking references also tie back to site review and condominium guidelines. § 17.13.060, § 17.13.080, § 17.13.090.

P (Business Park / Planned Industrial Small‑Lot Combining District)

Purpose and typical uses: Commercial/office/business park and planned industrial small lot developments; Chapter 17.31 contains the P district rules.
Design-review linkage and purpose: Prior to any development within a P district, conceptual architectural design themes or written design guidelines must be approved via design review. § 17.31.040 requires design review approval for conceptual architectural themes that will guide later site development; landscaping, screening and compatibility determinations are made by the Planning Commission with advice from the design review board.
Key dimensional standards: Lot coverage base 40% (may be increased to 45% with landscape plans showing 15% landscaped area); front yard setbacks expressed as a percent of average lot depth (minimum 15 ft to maximum 30 ft alternative); interior side yard calculations based on percentages of lot width; rear yard minimums and district boundary buffers are subject to design‑board landscaping satisfaction. § 17.31.030–17.31.090.

C‑R / Mixed‑Use (Commercial‑Residential / Mixed Use)

Purpose and typical uses: Mixed commercial and residential development standards (Chapter 17.21).
Design-review criteria: Mixed‑use project design review must promote internal compatibility, minimize detrimental impacts to on‑site or neighboring residential uses (noise, glare, odors), ensure residential character/privacy, and encourage pedestrian integration (plazas, walkways). These criteria are set out in § 17.21.170.D and guide design-review decisions for mixed‑use projects.
Key dimensional standards: Floor Area Ratio (FAR) caps and minimums are specified (example: FAR not to exceed 0.90 and not less than 0.25 in C‑R where specified); parking reductions for mixed‑use may apply in conjunction with design review. § 17.21.140, § 17.21.170.

Decision‑relevant standards & permitted‑use quick table

What the board commonly rules on	Typical rule / requirement	Code reference
When design review is required	Building permits for public buildings, schools, hospitals, places of assembly, motels/hotels, office/commercial/industrial uses, mobile home parks, parking lots, public utilities (except poles/towers), more-than-one dwelling on a parcel, parcels with access to two or more non-intersecting public streets — no permit until approval	§ 17.50.010
Application submittal contents	Elevations, front/side/rear views, site plan, topography, vegetation, parking layout, landscape plans, color/material samples; fee required	§ 17.50.030; § 17.41.240.B
Signs	Design review board approval required for signs; sign permit from Building required after board approval (exemptions listed)	§ 17.59.040–17.59.050
M district side/rear yards & landscaping	Side yard 10 ft (landscaped to board satisfaction); rear yard 20 ft (landscaped to board satisfaction); 30‑ft buffer adjacent to residential zones may be required	§ 17.30.100–17.30.130
MHR height limit	Habitable building max 2 stories / 35 ft; non‑habitable 25 ft	§ 17.13.060
P district lot coverage	Base 40% lot coverage; may be 45% with 15% landscaped area	§ 17.31.030

Practical guidance for applicants (synthesis & comparison)

Start early: Projects that trigger design review cannot obtain building permits until design approval is granted; planning delays are common if materials are incomplete. See § 17.50.010 and § 17.50.030.
Be visual and specific: The ordinance explicitly requires elevations, color boards, materials samples, site context (vegetation/topography) and a parking layout; incomplete submittals are the primary cause for postponement. § 17.50.030, § 17.41.240.B.
District expectations differ: For example, M district reviews emphasize heavy screening and sound attenuation near residential areas (buffer standards in § 17.30.130), while P districts require an overarching architectural theme or guidelines prior to parcel development (§ 17.31.040). Tailor materials to the district’s stated concerns.
Use the board’s advisory role: The board recommends changes to achieve ordinance goals; its preliminary recommendations feed the Planning Commission decision and the Planning Director handles minor changes to approved plans (§ 17.50.040–17.50.050).
Signs and landscaping are design-review items: Expect the board to review sign design under Chapter 17.59 and landscaping plans (often required to meet board satisfaction). § 17.59.040, § 17.30.140.

Checklist

Confirm whether your project triggers mandatory site & architectural design review per § 17.50.010.
Prepare complete submittal: elevations (front/side/rear), color/material boards, site plan with topography, existing vegetation, parking layout, landscape plan. § 17.50.030, § 17.41.240.B.
Pay required application fee (set by council resolution). § 17.50.030.
For signs, obtain board approval before applying for a sign permit. § 17.59.040–17.59.050.
Check district-specific rules (setbacks, lot coverage, height, buffers) — see district chapters (e.g., § 17.31 for P, § 17.30 for M, § 17.13 for MHR).
Plan for appeals window (10 days to appeal board/commission actions). § 17.50.060.

Risks & Ambiguities

Issue	Why it matters	What to verify
Which specific residential projects require full board review	Code lists multi‑unit and certain multi‑frontage parcels; single-family projects may or may not require full board review depending on context	Confirm with Planning Dept. whether your R‑1 project triggers § 17.50.010 review for your parcel.
Exact numeric standards for R‑1 setbacks/heights (parcel‑level)	Chapter 17.14 exists but full numeric detail was not retrievable in the supplied materials	Consult Chapter 17.14 and the Planning Dept. for parcel‑specific setback/height figures. Not found in retrieved materials.
Design guidelines vs. site review	P district requires an approved conceptual architectural theme prior to development; failing to secure theme approval can block later permits	If proposing in a P district, request the conceptual design review path in advance; see § 17.31.040.
Landscaping / screening “to satisfaction of the board”	Many provisions leave qualitative standards to board discretion (e.g., M district landscaping and buffers)	Expect iterative comments from the board; verify required plant types/irrigation with Planning and Public Works. § 17.30.140.

Plain‑English Summary

Marina requires design review (handled by a Design Review Board advising the Planning Commission) before permitting many commercial, institutional, multi‑unit and other projects. You must submit full design drawings, materials, and landscaping plans; district chapters add district‑specific standards (buffers in industrial zones, architectural themes in business‑park districts, height and open‑space rules in MHR). The core procedure is in § 17.50.010–17.50.060.

Source References

Marina Municipal Code, Title 17 (Zoning), Chapter 17.50 — Site and Architectural Design Review: § 17.50.010, § 17.50.030, § 17.50.040, § 17.50.050, § 17.50.060.
Marina Municipal Code, Chapter 17.41 — Coastal/Other design‑related references including § 17.41.240 (site and architectural design review application contents).
Marina Municipal Code, Chapter 17.59 — Signs, including § 17.59.040 (design review for signs) and § 17.59.050 (sign permits).
Marina Municipal Code, Chapter 17.30 — M district standards (yards, landscaping, screening) § 17.30.100–17.30.150.
Marina Municipal Code, Chapter 17.13 — MHR district (height, open space, site design review tie‑ins) § 17.13.060, § 17.13.100.
Marina Municipal Code, Chapter 17.31 — P (Business Park / Planned Industrial) district (lot coverage, architectural design theme requirement) § 17.31.030–17.31.060.
Marina Municipal Code, Chapter 17.21 — C‑R / Mixed‑Use (design review criteria for mixed use) § 17.21.170.D, § 17.21.140 (FAR).

Sources

Retrieved passages

CBC § 2017 (Title 17) High relevance
CBC § 2017 (Title 17) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (Chapter 17.44.) High relevance
Marina Zoning Code (Title 17) High relevance
Marina Zoning Code (§ 1) High relevance
Marina Zoning Code (Title 17) High relevance

Cited sections

Marina Municipal Code, Title 17 (Zoning), Chapter 17.50 — Site and Architectural Design Review: **§ 17.50.010**, **§ 17.50.030**, **§ 17.50.040**, **§ 17.50.050**, **§ 17.50.060**. (Title 17)
Marina Municipal Code, Chapter 17.41 — Coastal/Other design‑related references including **§ 17.41.240** (site and architectural design review application contents). (Chapter 17.41)
Marina Municipal Code, Chapter 17.59 — Signs, including **§ 17.59.040** (design review for signs) and **§ 17.59.050** (sign permits). (Chapter 17.59)
Marina Municipal Code, Chapter 17.30 — M district standards (yards, landscaping, screening) **§ 17.30.100–17.30.150**. (Chapter 17.30)
Marina Municipal Code, Chapter 17.13 — MHR district (height, open space, site design review tie‑ins) **§ 17.13.060**, **§ 17.13.100**. (Chapter 17.13)
Marina Municipal Code, Chapter 17.31 — P (Business Park / Planned Industrial) district (lot coverage, architectural design theme requirement) **§ 17.31.030–17.31.060**. (Chapter 17.31)
Marina Municipal Code, Chapter 17.21 — C‑R / Mixed‑Use (design review criteria for mixed use) **§ 17.21.170.D**, **§ 17.21.140** (FAR). (Chapter 17.21)
Marina_ZoningCode.md

Frequently asked questions

Do I need design review in Marina?

If your project is one of the uses listed in § 17.50.010 (for example most commercial uses, hotels, offices, parking lots, mobile home parks, more‑than‑one dwelling on a parcel, and parcels with access to two or more non‑intersecting public streets) you must obtain site and architectural design approval before a building permit is issued. § 17.50.010.

What plans and materials must I submit for design review?

Applications must include front, side and rear elevations; site plan showing building locations, topography and existing vegetation; proposed parking layout and landscaping plans; color and material samples; and payment of the applicable fee. See § 17.50.030 and § 17.41.240.B.

How does the Design Review Board relate to the Planning Commission?

The Planning Commission appoints the Site and Architectural Design Review Board as a subcommittee that reviews applications and makes recommendations; the Planning Commission reviews the board’s recommendations and takes final action subject to appeal. See § 17.50.010 and § 17.50.040–17.50.050.

Do signs require design review?

Yes. The code requires Design Review Board approval for signs unless specifically exempted; after board approval you must obtain a sign permit from the Building Department as explained in Chapter 17.59, notably § 17.59.040–17.59.050.

What does the board look for when reviewing industrial projects in the **M** district?

In the M district the board focuses on setbacks, landscaping and screening to protect residential neighbors — e.g., 10 ft landscaped side yards, 20 ft rear yards, and a potential 30 ft buffer adjacent to residential zones with heavy landscaping and sound attenuation as needed. See § 17.30.100–17.30.130.

Are multi‑family projects in MHR subject to design review?

Yes. Development of individual lots in the MHR district is explicitly subject to site and architectural design review procedures (see § 17.13.100 referencing §§ 17.50.030–17.50.060). § 17.13.100, § 17.50.030–17.50.060.

Does the P (business park) district require an architectural theme?

Yes. Prior to development within a P district, design review approval is required for a conceptual architectural design theme and/or written design guidelines to be applied to site development; compliance with the approved theme/guidelines is a condition of development. § 17.31.040.

How long do I have to appeal a design review decision?

Appeals from the Design Review Board or Planning Commission decisions must be filed in writing within ten days of the decision; further appeal procedures and time frames are set out in the ordinance. See § 17.50.060.

Will the board approve changes to an approved project?

Approved improvements must be constructed substantially in accordance with approved plans; subsequent changes require review and approval by the Planning Director or the Design Review Board as provided. See § 17.50.050.

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