Local zoning · Morro Bay

Morro Bay — Design Review

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

Last reviewed: July 2, 2026

Overview

The City of Morro Bay’s design review procedure is codified in Chapter 17.38 of the zoning code and implements the city's policy goals for community character, coastal access, and site-sensitive design. Design review applies to most exterior changes, assigns review authority (director vs. Planning Commission) by objective thresholds, and requires projects to meet a set of design criteria tied to the General Plan, waterfront/masterplan guidance, and local design guidelines. See the city's overall zoning rules for context on how design review interacts with other development rules such as parking, development standards, overlay rules in the overlay districts, ADUs, and the California Building Standards Code. (For sign-specific review see the city's signage rules; for planting/screening see landscaping and screening.)

Chapter-level grounding: design review purpose and applicability are in § 17.38.010–§ 17.38.020 .

What the ordinance requires (core points, with controlling citations)

Scope / When design review is required: Design review is required for essentially all projects needing a permit for new construction, reconstruction, rehabilitation, alteration, or other improvements to the exterior of a structure, site, or parking area, except limited replacements or projects already covered by a previous design review approval. § 17.38.020 .
Who decides: The Planning Commission is the review authority for larger projects; the Director handles smaller projects. Explicit thresholds are set in § 17.38.030:
- Single-unit development greater than 2,500 sq ft of floor area → Planning Commission. § 17.38.030.A.1 .
- Multi-unit development of four or more units or more than 6,000 sq ft → Planning Commission. § 17.38.030.A.2 .
- Non-residential new construction or additions that result in more than a 10% increase in floor area or more than 2,000 sq ft → Planning Commission. § 17.38.030.A.3 .
- Projects not meeting those thresholds are reviewed by the Director, who may nevertheless refer items to the Commission. § 17.38.030.B .
Application and concurrency: Design review applications use the common procedures and forms (Chapter 17.36). When a project needs other discretionary permits (use permit, variance, coastal development permit), the design review application must be submitted concurrently with those underlying applications. § 17.38.040 and § 17.36.020 .
Notice and hearings:
- Projects reviewed by the Planning Commission require public notice and a public hearing (follow Chapter 17.36 public notice/hearing rules). § 17.38.050–§ 17.38.060 .
- Director-level design review requires no public notice or hearing (but decisions are appealable). § 17.38.050–§ 17.38.060 .
Scope of review and criteria: Design review focuses on site plan, building massing, materials, landscaping, parking/paved area layout, lighting, signs, and screening. Projects must implement the General Plan/LCP vision, applicable specific plans, residential design guidelines, and other city-adopted design guidance. Key standards and criteria are listed in § 17.38.070–§ 17.38.080. Design review may not be used to reduce residential density. § 17.38.070–§ 17.38.080 .
Permits, appeals, and expiration: The Planning Commission issues design review permits when it is the review authority; Director decisions may result in zoning clearance or design review approval. Design review decisions are appealable under the code's appeal rules; approvals expire, may be extended or revised per Chapter 17.36, and may be revoked if conditions are violated. § 17.38.090–§ 17.38.100 .
Relation to other discretionary tools: Requests for modifications, variances, or reasonable accommodations must follow Chapters 17.42, 17.44, and 17.43 respectively; note that certain standards (residential density and maximum FAR) may not be modified. § 17.42.030–§ 17.42.070, § 17.44.020, and related provisions.

Decision-relevant quick reference table

Topic	Key rule / trigger	Code reference
Design review applicability	All exterior new construction/alteration except specified minor replacements	§ 17.38.020
Planning Commission review thresholds	Single-unit > 2,500 sq ft; multi-unit ≥4 units or > 6,000 sq ft; non-residential additions > 10% or 2,000 sq ft	§ 17.38.030.A
Director review	All other projects; Director may refer to Commission	§ 17.38.030.B
Application processing	Use forms in Chapter 17.36; concurrent filing with required permits	§ 17.38.040 and § 17.36.020
Scope/criteria of review	Massing, materials, site design, parking, landscaping, lighting, signs; must conform to General Plan/LCP and design guidelines	§ 17.38.070–§ 17.38.080
Public notice/hearing	Commission decisions = notice + hearing; Director = no notice/hearing (but appealable)	§ 17.38.050–§ 17.38.060
No density reduction via design review	Design review may not reduce residential density	§ 17.38.070.B

District-by-district notes (how design review interacts with specific Morro Bay districts)

Below are concise, ordinance-grounded notes that a project applicant should read alongside design-review rules. Each subsection names the district as used in the zoning code, lists the district purpose/typical uses, and cites key dimensional/development standards applicants must respect when design review is applied.

RS (Single-Family Residential) — RS

Purpose / typical uses: Implements low-density single-family development; permitted uses include detached single-unit dwellings and accessory dwelling units (ADUs) subject to ADU rules. See Table 17.07.020 for uses. § 17.07.020 .
Key dimensional standards to watch (design review context): lot coverage and height limitations vary by RS-A/B subcategory, with typical maximum height 25 ft and front setbacks 10–20 ft depending on subzone; lot coverage caps around 45–50% in many RS categories. See Table 17.07.030 A and related notes. § 17.07.030 .
Where it applies: Citywide residential neighborhoods as mapped in Table 17.03.010. § 17.03.010 .
Practical note: Single-family projects under 2,500 sq ft may be director-level design review; above that threshold the Planning Commission is the decision maker. § 17.38.030 . For ADUs, confirm ADU-specific ministerial rules as those interact with design review for larger changes—see the city's ADU rules. ADUs.

RL / RM / RH (Low / Medium / High Density Residential) — RL, RM, RH

Purpose / uses: Mix of single- and multi-family housing; RM and RH enable multi-unit development and higher densities; accessory uses permitted per Table 17.07.020. § 17.07.020 .
Key development standards: see Table 17.07.030 B for setbacks (front: typically 15–20 ft, interior side 5–10 ft), heights (up to 25–30 ft), maximum lot coverage and FAR limits. § 17.07.030 .
Where design review matters most: Multi-unit projects of four or more units or > 6,000 sq ft are Planning Commission cases. § 17.38.030 .

CF / WF / H — Waterfront & Harbor Area Districts (CF, WF, H)

Purpose / typical uses: These districts are tailored to preserve the working waterfront and visitor-serving uses while encouraging a pedestrian-scaled Embarcadero; CF (Commercial Fishing), WF (Waterfront), H (Harbor). See Chapter 17.11. § 17.11.010 .
Key dimensional standards: waterfront-specific heights and setbacks (e.g., CF height along Coleman Drive 14 ft in certain locations; WF has 0–17 ft zones along Embarcadero), boardwalk/frontage requirements, and Waterfront Master Plan controls — consult Table 17.11.040 and the Waterfront Master Plan. § 17.11.040 .
Design review emphasis: the code explicitly requires that the architectural and landscape design be “consistent with the character of a working fishing village,” includes public access requirements to shoreline, and contains performance standards for Harbor District uses (no pollutant discharge, navigational safety, dredging mitigation). § 17.38.080.C and § 17.38.080.C.1–5 .

PF / PR / OS — Public & Semi-Public Districts (PF, PR, OS)

Purpose / uses: Facilities that serve the public (government, schools, parks). See Table 17.10.030. § 17.10.010 .
Key dimensional standards: heights commonly 17–30 ft depending on subdistrict, front setbacks often 20–25 ft, and special open-space protections for OS. § 17.10.030 .
Design review role: public projects still follow design review for site design, landscaping, and coastal access where applicable; coastal permits may be required where the CRP overlay applies. § 17.38.070 and Chapter 17.14 (CRP overlay) .

Checklist — what an applicant must provide for Design Review

Completed application on forms required by the Planning Division (Chapter 17.36) and fee. § 17.36.020
Full project drawings: site plan, floor plans, elevations, materials/colors board, landscape plan, lighting plan, signage details where applicable (supporting materials are authorized by § 17.36.020.B.2). § 17.36.020.B
Evidence of compliance with applicable development standards (setbacks, lot coverage, height, FAR) from the underlying zoning district tables (e.g., Tables 17.07.030 A/B, 17.11.040). § 17.07.030
Parking plan showing compliance with Chapter 17.27 (parking). § 17.38.070.A.4 and Chapter 17.27 (parking rules)
Landscape/planting plan consistent with chapter standards (landscaping and screening) and screening for mechanical/equipment per § 17.23.130. § 17.38.070.A.7 and § 17.23.130
Sign package if signs proposed (follow signage). § 17.38.070.A.8 and Chapter 17.29
If in coastal zone, file concurrent Coastal Development Permit (Chapter 17.39). § 17.38.040.B and § 17.39.010
Environmental documents if required under CEQA (the Planning Commission may make environmental determinations). § 17.35.030.I

Risks & Ambiguities

Issue	Why it matters	What to verify
Coastal overlay / CDP overlap	Design review approval alone does not substitute for a Coastal Development Permit where the CRP overlay applies; missing a CDP can halt construction	Verify CDP applicability in Chapter 17.39 and the CRP overlay § 17.14.010–.020; submit concurrently if required. § 17.39.010, § 17.14.010
Floor area measurement thresholds	Triggers (e.g., 2,500 sq ft, 6,000 sq ft, 2,000 sq ft) depend on how floor area is measured for different building types	Confirm measurement basis used (see definitions for Floor Area / FAR and measuring rules in Title and referenced tables). Check definitions and § 17.02.030 measuring rules. Verify with the Director. Verify with the jurisdiction
Single-family color/material exceptions	Code notes that color is not evaluated for single-family residences in certain contexts — could cause confusion during review	Confirm whether color/material submissions are required for a single-family application under § 17.38.070.A.5. § 17.38.070
Director-level decisions and public transparency	No public notice/hearing is required for Director-level review but decisions are appealable; neighbors may be unaware until late	If public interest is likely, the Director may refer to the Commission; consider requesting Commission review. § 17.38.030.B and § 17.38.050
Historic resources overlay	Projects in historic districts may face additional review beyond Chapter 17.38	Check Historic Preservation chapter and coordinate with Historic Preservation staff. Not found in retrieved materials for specific steps — verify with the jurisdiction.

Plain-English summary

If you're changing a building or site in Morro Bay in a way that alters the exterior, expect to go through the city's design review process in Chapter 17.38: small jobs are handled administratively by the Planning Director, larger homes, multi-unit or bigger commercial projects go to the Planning Commission, and the review looks at massing, materials, landscaping, lighting, and parking to make sure the project fits the city's character and applicable plans. § 17.38.020–§ 17.38.030

Source References

Morro Bay Municipal Code, Title 17, Chapter 17.38 (Design Review): § 17.38.010–§ 17.38.100
Common Procedures and application materials: Chapter 17.36 (Application forms, notice, hearings) § 17.36.020
Coastal Development Permits: Chapter 17.39 (CDP procedures and director/commission jurisdiction) § 17.39.010
Design review scope and criteria: § 17.38.070–§ 17.38.080
Residential district development standards and uses (RS, RL, RM, RH): Table 17.07.020, Table 17.07.030 A/B § 17.07.020 and § 17.07.030
Waterfront & Harbor districts (CF, WF, H) development standards and waterfront masterplan reference: Chapter 17.11, Table 17.11.040 § 17.11.010–§ 17.11.040
Modifications / variance limits: Chapter 17.42 (Modifications) and Chapter 17.44 (Variances) — certain standards (density, maximum FAR) cannot be modified. § 17.42.030, § 17.44.020
Screening, landscaping and site standards: Chapter 17.23, incl. screening requirements § 17.23.130

Sources

Retrieved passages

Morro Bay Zoning Code (§ 2) High relevance
Morro Bay Zoning Code (§ 2) High relevance
Morro Bay Zoning Code (title and) High relevance
Morro Bay Zoning Code (§ 2) High relevance
Morro Bay Zoning Code (Section 17.14.110) Medium relevance
Morro Bay Zoning Code (title include) Medium relevance
Morro Bay Zoning Code (Chapter 17.46) Medium relevance
Morro Bay Zoning Code (§ 2) Medium relevance
Morro Bay Zoning Code (§ 2) Medium relevance
Morro Bay Zoning Code (§ 2) Medium relevance
Morro Bay Zoning Code Medium relevance
Morro Bay Zoning Code (Section 17.07.040) Medium relevance
Morro Bay Zoning Code (Chapter 17.27) Medium relevance
Morro Bay Zoning Code (Chapter 17.27) Medium relevance
Morro Bay Zoning Code (chapter shall) Medium relevance
Morro Bay Zoning Code (Chapter 17.26) Medium relevance

Cited sections

Official Morro Bay code library

Frequently asked questions

Do I always need design review for exterior work in Morro Bay?

Not always — design review is required for most exterior new construction, reconstruction, rehabilitation, alteration, or improvements, but the code exempts additions or work that are in compliance with a prior design review approval and simple replacement of exterior materials with the same materials. See § 17.38.020 .

Who decides my application — the Director or the Planning Commission?

The decision authority depends on objective thresholds: the Planning Commission reviews single-family projects over 2,500 sq ft, multi-unit projects of four or more units or over 6,000 sq ft, and most larger non-residential projects (additions > 10% or 2,000 sq ft) — otherwise the Director is the review authority but may refer items to the Commission. § 17.38.030 .

What criteria will my project be judged on in design review?

Review focuses on site plan and building design (proportions, massing, materials), landscaping, parking and paved-area design, lighting, and signs; designs must implement the General Plan/LCP vision and applicable design guidelines. See § 17.38.070–§ 17.38.080 .

Will the public get notice or a hearing for my design review?

If the Planning Commission is the review authority, public notice and a public hearing are required under Chapter 17.36; Director-level reviews do not require public notice or hearing, but decisions are appealable. § 17.38.050–§ 17.38.060 .

If my property is in the coastal zone, what additional steps apply?

Most development in the coastal zone requires a Coastal Development Permit (CDP). The design review application must be submitted concurrently with any required CDP and the city’s CDP procedures determine director vs commission CDP review. See § 17.39.010 and § 17.38.040. § 17.39.010, § 17.38.040 .

Can design review be used to reduce the number of allowed housing units?

No. The code explicitly states that design review shall not result in a reduction in residential density. § 17.38.070.B .

How do I handle proposed signage or exterior lighting in my design review submittal?

Signs and lighting are part of design review scope; submit sign drawings and lighting specifications and comply with the sign chapter and lighting/dark-sky considerations. See § 17.38.070.A.8 and Chapter 17.29 (signs). § 17.38.070 .

If I need a variance or modification alongside design review, how are they coordinated?

Requests for modifications and variances are processed under Chapters 17.42 and 17.44 and should be filed/processed concurrently with the design review — public notice and hearing requirements apply for modifications/variances and the Planning Commission generally hears variances. § 17.42.040–.060, § 17.44.040–.070 .

What special rules apply on the Embarcadero / Waterfront?

Waterfront districts emphasize pedestrian orientation, a “working fishing village” character, waterfront public access and strict performance standards for harbor uses (e.g., no pollutant discharges). Waterfront development also references the Waterfront Master Plan and may have different height/setback rules. See Chapter 17.11 and § 17.38.080.C. § 17.11.010–.040, § 17.38.080.C .

How long do design review approvals last, and can they be appealed?

Approvals expire/are extended and revised per the common procedures in Chapter 17.36; decisions are appealable under § 17.36.130 and design review approvals may be revoked for violations. § 17.38.100 and Chapter 17.36 .

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