Local zoning · Merced

Merced — Design Review

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

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Last reviewed: July 2, 2026

Overview

Design review in Merced is the discretionary permit process used to ensure higher-quality visual and site design in targeted areas, primarily downtown and areas directly west of downtown. A design review permit is required for most new structures and modifications inside the mapped design-review boundary, with a narrow set of exemptions; the city delegates decisions to staff, a site plan review committee, the planning commission, or the city council depending on the permit and zoning. See § 20.68.030 for the core rules on design review and § 20.68.050 for related site plan review rules .

(Note: this page focuses strictly on what the Merced Zoning Ordinance requires about design review and site-plan review—see the linked resources for related topics such as parking, development standards, overlays, ADUs, and state building code requirements.)

  • The city expects applicants to coordinate early (pre-application) and to follow the permit submission rules in § 20.66 .
  • Design review decisions must meet the findings listed in § 20.68.030(H) to be approved .

What Design Review covers (scope)

Design review may address, among other things: landscaping, fencing and screening; circulation, parking, and loading (vehicles, bikes, pedestrians, transit); refuse and mechanical equipment screening; building and site design including colors and architectural style; public infrastructure elements (curb cuts, sidewalks, drainage); exterior lighting; address and mail graphics; open space design; signs and graphics; accessibility features for persons with disabilities. These review items are listed in § 20.68.030(F) and expanded in the design review principles § 20.68.030(G) .

First mention links:

  • "design review" → /us/california/merced/zoning
    Other helpful links in text:
  • "parking" → /us/california/merced/parking
  • "setbacks/development standards" → /us/california/merced/development-standards
  • "overlays" → /us/california/merced/overlay-districts
  • "historic preservation" → /us/california/merced/historic-preservation
  • "ADUs" → /us/california/merced/adu
  • "California Building Standards Code" → /us/california/building-codes

Key controlling ordinance cites

  • The design review permit rules and applicability: § 20.68.030 .
  • Site plan review rules and required uses (including industrial zones): § 20.68.050 .
  • Decision-making authorities and review table (who decides/appeals): § 20.64.030–.060 and Table 20.64-1 .
  • Permit application processes and pre-application encouragement: § 20.66.020–.050 .
  • Downtown-specific form and façade/blank-wall rules (applied to the D-COR downtown district): Chapter/figure excerpts at § 20.14 (downtown development standards) .
  • Commercial zone development standards (heights, setbacks) are in Table 20.10-2 (Table 20.10-2 Development Standards for Commercial Zones) .
  • Landscaping requirements often reviewed with design review: § 20.36 (landscape plans and water-efficient landscaping) .

District-by-district breakdown

Below are the Merced zoning districts that most commonly intersect with design-review or site-plan-review requirements. Each subsection gives the district name, purpose (as stated or implied in the ordinance), typical permitted uses, representative dimensional standards where provided in the code, and where design review or site plan review applies.

D-COR (Downtown Core)

  • Purpose: Downtown form- and pedestrian-oriented standards for core downtown frontage and storefronts; emphasis on pedestrian entrances and streetscape (Downtown Development Standards — § 20.14) .
  • Typical permitted uses: Retail, services, offices, restaurants and other downtown commercial uses per Part 2 tables (see the Zoning District use tables) — consult the land-use tables in the code and the downtown map (verify with the jurisdiction) (Table references, Part 2) .
  • Key dimensional standards / design controls: stringent street-level building orientation and storefront rules; maximum continuous blank wall length 10 ft in D-COR (vs. 25 ft in other downtown districts) and parking location rules (parking to rear/side unless minor use permit) — see § 20.14 (Downtown Development Standards) .
  • Where design review applies: the downtown area lies inside the mapped design-review boundary; projects in D-COR are subject to design review where the boundary applies (§ 20.68.030) .

C-C (Commercial — Central) and other commercial zones (C-O, C-N, C-SC, C-T, C-G, B-P)

  • Purpose: Commercial activity, with subzone differences for neighborhood vs. regional centers; city encourages good site design and pedestrian scale in commercial districts (Table 20.10-2; development guidelines) .
  • Typical permitted uses: Retail, offices, services, and for C-C (regional centers) larger retail and campus uses; exact uses are in the zoning land use tables (Part 2) — verify against the specific land use table for a parcel (Part 2 land use tables) .
  • Key dimensional standards (representative from Table 20.10-2): parcel area minimums and maximum heights:
    • C-O: Parcel area 7,500 sq ft, height 40 ft; exterior setback 10 ft .
    • C-N: Parcel area 7,500 sq ft, height 35 ft, exterior setback 20 ft .
    • C-C: Parcel area 7,500 sq ft, height 60 ft, exterior setback 0 ft (0-ft frontage typical to allow pedestrian frontage) .
    • B-P: Parcel area 20,000 sq ft, height 40 ft, exterior setback 25 ft .
  • Where design review applies: commercial projects inside the design-review boundary follow design review § 20.68.030; for industrial/commercial in I-L/I-H see Site Plan Review (below) .

I-L (Light Industrial) and I-H (Heavy Industrial)

  • Purpose: Industrial uses, production, warehouses, and uses requiring heavier functional standards.
  • Typical permitted uses: Industrial manufacturers, warehousing/distribution, supporting services (refer to Part 2 use tables) — verify specific use allowances in Part 2 Land Use tables (Part 2) .
  • Key dimensional standards: industrial setbacks/heights as per district tables and the California Building Code where applicable; code notes on setbacks and equipment screening apply (see wireless facility excerpt for analogous screening rules) (various sections) .
  • Where design/site review applies: projects in I-L and I-H are not processed through downtown design review; instead they require a site plan review permit under § 20.68.050 — site plan review committee is the review authority (§ 20.68.030(B)(1)(c); § 20.68.050(B)(2)) .

P-D and RP-D (Planned Development / Residential Planned Development)

  • Purpose: Allow creative, flexible development and deviations from standard district rules where a unified site plan and public benefits justify them (minimum project size rules apply) (§ 20.20.020) .
  • Typical permitted uses: Must conform to the P‑D site utilization plan adopted by the city council; RP-D is limited to residential uses (§ 20.20.020(C)) .
  • Key dimensional standards: project-specific per the approved site utilization plan; city may allow adjustments up to 50% to physical development standards via a special project permit (height, setbacks, open space, parking) but cannot increase residential density (§ 20.68.060) .
  • Where design review applies: P‑D projects are reviewed under the P‑D process and final site utilization plans are approved by the site plan review committee (or planning commission where referred) (§ 20.20.020(M)) .

Notes on residential zones and single-family exemption

  • Single-family detached dwellings and their accessory structures are explicitly exempt from the design review permit requirement inside the design-review boundary (§ 20.68.030(B)(1)(a–b)). If in doubt about an accessory or multi-unit project, verify with staff (Verify with the jurisdiction) .

Quick decision-relevant standards (table)

Zone Design review required inside mapped boundary? Typical max height (from Table 20.10-2) Typical exterior setback Review authority Code Reference
D-COR Yes (if inside boundary) See Downtown rules; downtown heights controlled in § 20.14 Pedestrian-oriented, often 0 ft storefronts; blank wall limits apply Planning Commission or staff per Table 20.64-1 § 20.14, § 20.68.030
C-C Yes (if inside boundary) 60 ft 0 ft exterior typical Planning Commission / staff per Table 20.64-1 Table 20.10-2, § 20.68.030
C-N / C-O / others Yes (if inside boundary) 35–40 ft typical 10–20 ft typical Planning Commission / staff per Table 20.64-1 Table 20.10-2, § 20.68.030
I-L / I-H No (site plan review instead) Varies by district Varies Site Plan Review Committee (may refer to Planning Commission) § 20.68.050
P-D / RP-D Project-specific; final SUP required Per approved SUP (may deviate up to 50% with special project permit) Per SUP City Council with Planning Commission recommendation (for special permits); site plan review committee approves final SUP § 20.20.020, § 20.68.060

(Interpretation note: exact permitted uses and dimensional standards are in the zoning district use tables and Table 20.10-2; always confirm parcel-specific requirements with the city.)

How decisions are made / who decides

  • The planning commission is the primary decision body for most design review permits; at least four (4) planning commission votes are required to approve a design review permit (§ 20.68.030(C)(1)) .
  • The director of development services (staff) may act on limited items such as painting, signage maintenance, minor façade work (<5% floor area increase), or new structures < 10,000 sq ft deemed minor by the director (§ 20.68.030(C)(2)(a–f)) .
  • The site plan review committee is the decision body for site plan review permits (industrial/commercial uses and projects in I-L/I-H) and may refer items to the planning commission (§ 20.64.050; § 20.68.050) .
  • Appeals of design review and site plan review decisions follow Chapter 20.74 appeal procedures; planning commission and city council roles are summarized in Table 20.64-1 (§ 20.64.030–.040; Table 20.64-1) .

Findings required for approval

The review authority may approve design review only if the findings in § 20.68.030(H) are met, including consistency with the general plan and zoning, compatibility with surrounding properties, use of appropriate materials & colors, and that the design is not materially detrimental to public health/safety/welfare (§ 20.68.030(H)) . Site plan review has an analogous findings list in § 20.68.050(F) .

Application timing, notices, and public hearing

  • Applicants are encouraged to request a pre-application conference under § 20.66.020(A); the city provides submittal lists and preliminary feedback .
  • Applications are reviewed for completeness within 30 calendar days after filing under § 20.66.040(A)(3); environmental (CEQA) review may follow § 20.66.060 .
  • Public notice and hearing for design review follow Chapter 20.70; public hearings are required when the application goes to the planning commission but not for staff-level approvals (§ 20.68.030(E)) .
  • For site plan review, no broad public notice is required except when properties are directly adjacent to residential zones; in that case adjacent owners receive notice at least 10 days before the meeting (§ 20.68.050(E)) .

Checklist — what an applicant must satisfy

  • Request a pre-application conference (recommended) § 20.66.020(A) .
  • Prepare full application using city form and pay required fees; expect completeness review within 30 days § 20.66.020(B); § 20.66.040 .
  • Provide site plans, elevations, material/color samples, landscape and irrigation plan (water-efficient landscaping) § 20.36.040 .
  • Demonstrate compliance with applicable zoning district standards and Table 20.10-2 development standards (setbacks, lot area, heights) Table 20.10-2 .
  • Show parking, loading, bicycle and pedestrian circulation details (parking rules and downtown parking location standards where applicable) § 20.14; link to parking rules where relevant /us/california/merced/parking .
  • Address sign design and location (signs reviewed under design review) § 20.68.030(F)(10) .
  • Prepare to meet the design-review findings in § 20.68.030(H) and any site-plan-review findings in § 20.68.050(F) .
  • Plan for public hearing/notice if the matter goes to planning commission (design review) § 20.68.030(E) .
  • Include CEQA documentation if staff requires environmental review § 20.66.060 .

Risks & Ambiguities

Issue Why it matters What to verify
Design-review boundary location The ordinance requires design review only inside the mapped area; whether your parcel lies inside the boundary determines whether you need a design review permit (§ 20.68.030(B)) Verify exact boundary map/Legal description (Ordinance No. 2409) and ask staff to confirm parcel status; "Verify with the jurisdiction."
Single-family exemptions vs. accessory work Single-family detached dwellings and accessory structures are exempt, but multi-unit or significant accessory work may trigger review (§ 20.68.030(B)(1)(a–b)) Confirm whether your project is a permitted "accessory" type; verify scope with planning staff.
I-L / I-H → site plan review, not design review Industrial projects follow site plan review rules; different committee, noticing, and findings apply (§ 20.68.030(B)(1)(c); § 20.68.050) Confirm classification of the lot (I-L vs. other) and whether use is listed as SP in the Part 2 tables; ask staff if referral to planning commission is likely.
Minor work thresholds for staff-level action The director can approve minor façade work or small new structures (< 10,000 sq ft) — ambiguous threshold for "minor" (§ 20.68.030(C)(2)(e–f)) If your project is near the thresholds, ask for a director determination or pre-application guidance.
Downtown detail requirements (blank-wall limits, parking location) D-COR has specific storefront, blank wall, and parking-location rules that materially affect building design (§ 20.14) For downtown parcels confirm which downtown standards apply and whether a minor use permit is needed for exceptions.
Historic resource overlay triggers Projects affecting designated historic resources may require Historic Preservation permit in addition to design review (Table 20.64-1 shows combined review roles) Check the city's historic resources overlay and consult Historic Preservation staff /us/california/merced/historic-preservation.

Information Gaps

  • The municipal file excerpts reference a Figure 20.68-1 (Design Review Boundaries) and a legal description in City Council Ordinance No. 2409, but the exact boundary map and legal text were not included in the retrieved materials. Not found in retrieved materials — verify with the City for an official map/legal description (§ 20.68.030(B)(2)) .
  • Full land-use tables for Part 2 (which list permitted uses with P/C/SP notations) were not provided in the snippets. For parcel-level permitted uses, consult the Part 2 Land Use tables (not found in these excerpts) or ask staff. Not found in retrieved materials .
  • Chapter 20.70 (Public Notice and Hearing) is referenced for notice rules but its specific notice radii and procedures were not included in the returned snippets. Not found in retrieved materials — check Chapter 20.70 with planning staff.

Plain-English Summary

If your project is inside Merced’s mapped downtown/design-review area, expect to submit design drawings (site plan, elevations, materials, landscaping), and go through a discretionary review where staff or the planning commission will check that the design fits the general plan, zoning, and neighborhood; industrial projects in I-L/I-H use site plan review instead. The governing rules are centered in § 20.68.030 (design review) and § 20.68.050 (site plan review) — confirm whether your parcel sits inside the design-review boundary and schedule a pre-application meeting with planning staff to clarify required materials and process .

Source References

  • Merced Municipal Code, Design Review Permit — § 20.68.030 .
  • Merced Municipal Code, Design Review principles and findings — § 20.68.030(F–H) .
  • Merced Municipal Code, Site Plan Review Permit — § 20.68.050 .
  • Merced Municipal Code, Downtown Development Standards (D-COR and related) — § 20.14 excerpts (building orientation, blank walls, parking location) .
  • Merced Municipal Code, Table 20.10-2 (Development Standards for Commercial Zones) — commercial heights, setbacks, parcel area minimums Table 20.10-2 .
  • Merced Municipal Code, Permit Application and Review (pre-application, completeness, staff reports, CEQA) — Chapter 20.66 (e.g., § 20.66.020, § 20.66.040, § 20.66.060) .
  • Merced Municipal Code, Administrative responsibility and review bodies (planning commission, site plan review committee) — § 20.64.030–.060; Table 20.64-1 .
  • Merced Municipal Code, Landscaping and water‑efficient requirements — § 20.36.030–.050 .

Sources

Retrieved passages

  • Merced Zoning Code (§ 2) High relevance
  • Merced Zoning Code (Chapter 20.74) High relevance
  • Merced Zoning Code (Chapter 20.74) Medium relevance
  • Merced Zoning Code (Chapter 20.66) Medium relevance
  • Merced Zoning Code (Chapter 20.74) Medium relevance
  • CBC § 500 (Chapter 20.28) Medium relevance
  • Merced Zoning Code Medium relevance
  • Merced Zoning Code Medium relevance

Cited sections

Frequently asked questions

Do I need design review for a new business storefront in downtown Merced?

If the storefront is within the city’s mapped design-review boundary (Figure 20.68-1), a design review permit will generally be required for new structures and most exterior modifications; single-family detached homes and their accessory structures are exempt (§ 20.68.030(B)) . Verify parcel status with the city and plan a pre-application meeting (§ 20.66.020(A)) .

What are the required findings the city makes to approve design review?

The review authority must find the project is consistent with the general plan and any applicable plans, complies with the Zoning Code, will not interfere with neighboring use and enjoyment, uses appropriate materials/colors, and is not materially detrimental to public health, safety, or welfare (§ 20.68.030(H)) .

Are industrial projects reviewed under design review in Merced?

No — most projects in the I-L and I-H districts are processed through site plan review, not downtown design review; see the site plan review applicability in § 20.68.050(B) and the design review exception § 20.68.030(B)(1)(c) .

Who decides design review applications and can staff approve minor projects?

The planning commission takes action on most design review permits (approvals require at least 4 votes). The director of development services may approve limited items (paint color changes, minor signage, façade improvements that do not increase floor area by more than 5%, or new structures under 10,000 sq ft deemed minor) (§ 20.68.030(C)) .

Does design review require a public hearing?

Public hearings are required when a design review application goes to the planning commission; staff-level approvals do not require a public hearing. Public notice and hearing procedures follow Chapter 20.70 (§ 20.68.030(E)) .

What downtown building design rules commonly enforced through design review should I plan for?

Downtown rules require buildings oriented to the street, pedestrian-friendly storefronts, blank-wall limits (maximum unarticulated wall length 10 ft in D-COR), and parking to the rear/side (with stricter buffers when adjacent to residential) — see § 20.14 (Downtown Development Standards) and the commercial standards table Table 20.10-2 for dimensional controls .

If my project is near a historic building, does design review change?

Historic resources are separately regulated; a Historic Preservation permit or additional review may be required in addition to design review. The planning commission is the review authority for Design Review / Historic Preservation permits per the review table (Table 20.64-1) — check historic overlay maps and consult the Historic Preservation staff (Table 20.64-1) .

Where do I find the exact design-review boundary map?

The ordinance references Figure 20.68-1 and a legal description recorded in City Council Ordinance No. 2409; the exact map/legal text was not included in the returned excerpts—contact planning staff or request the Ordinance No. 2409 materials to confirm boundary lines (§ 20.68.030(B)(2)) .

Can site-plan-review decisions for industrial projects be appealed?

Yes — decisions on site plan review permits may be appealed under Chapter 20.74; the site plan review committee may also refer applications to the planning commission and the planning commission’s actions can be appealed to the city council per Table 20.64-1 (§ 20.68.050(G); Table 20.64-1) .

Are landscaping and irrigation plans part of design review?

Yes. Projects subject to landscape requirements must submit landscape and sprinkler plans as part of permit applications; these plans are reviewed for water efficiency and approved by the review authority acting on the permit (§ 20.36.040) .

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