Mount Shasta — Design Review

Last reviewed: July 3, 2026

Overview

Design review (called architectural review in parts of the Mount Shasta code) is a discretionary review applied to exterior changes, new construction, signs, and site features to ensure projects follow the City’s design guidelines and objective standards. The Planning Commission (with staff/Planning Director roles for minor actions) carries out review and issues approvals, conditions, extensions, or revocations under the Municipal Code. Key rules live in the architectural review chapter and the Objective Design Standards in Title 18. See the Mount Shasta zoning summary for context on where design review fits with other land‑use rules. § 18.60.030, § 18.50.030 .

What design review covers (short)

• Exterior appearance of buildings, signs and structures; new projects requiring a building permit; demolition or removal of structures; and projects subject to the City’s Objective Design Standards. § 18.60.030, § 18.50.030 .
• Routine maintenance and emergency repairs are expressly excepted. § 18.60.055 .

How Mount Shasta’s design-review system works (process highlights)

• Review authority: the Planning Commission performs architectural review; some ministerial/objective reviews are administered by the Planning Director/Planner per the Objective Design Standards. § 18.60.030, Table 18.36.1 .
• Timing: approval or denial of architectural review shall not be unreasonably withheld and must occur within a specified timeframe after a complete application (the ordinance references a 60‑day target for action on completed submittals). § 18.60.030 .
• Fees: design‑review fees are adopted by City Council and set to recover processing costs. § 18.60.060, § 18.50.040 .
• Appeals: Planning Commission decisions on architectural/design review may be appealed to the City Council under the appeals chapter. § 18.60.070, § 18.32.010–.050 .
• Expiration/extensions: approvals normally expire in one year unless a different date is set; the Planning Director may grant a one‑year extension and minor adjustments; further extensions require Planning Commission approval. § 18.60.080(B), § 18.50.055 .
• Enforceability: work that fails to comply with an approved design review can be stopped; occupancy permits will not be issued until required design work is complete. § 18.60.080(A), § 18.50.050(A)(1–2) .

(First mentions of related topics: see links for how design review interacts with parking, development standards, overlay districts, ADUs, landscaping and screening and the California Building Standards Code.)

District-by-district breakdown (design-review relevance)

Below each district summary I list the local code reference you should check when preparing a design‑review submittal. All district regulations are codified in the Zoning Tables under § 18.16.020; individual tables cited below contain the dimensional standards and permitted uses referenced.

Note: the design-review rules and the Objective Design Standards apply citywide to projects subject to architectural review; particular districts have different setbacks/heights/coverage that will affect design solutions. § 18.50.030, § 18.16.020 .

R-1/B-1 (Low Density Residential, 10,000 min)

• Purpose: detached single‑family homes and very low density residential. § 18.16.020 (Table 3) .
• Typical permitted uses: single‑family dwelling, model home. § 18.16.020 .
• Key dimensional standards: front setback 25 ft, rear 10 ft, side 10 ft, max height 35 ft, lot coverage 45%. § 18.16.020 (Table 3) .
• Design‑review notes: single‑family projects in many zones are exempt from the Objective Design Standards if identified in the exceptions; verify whether your single‑family project is exempt under § 18.50.035. § 18.50.035 .

R-1 (Low Density Residential)

• Purpose & uses: similar to R-1/B-1 but with different lot standard options; permitted uses include single‑family and supportive/transitional housing. § 18.16.020 (Table 4) .
• Key standards: front setback 20 ft, rear 10 ft, combined side yards 10 ft (min one side 4 ft), max height 35 ft, lot coverage 40%. § 18.16.020 .

R-1‑U (Low Density, Urban variant)

• Purpose: urban single‑family with slightly different lot geometry and permitted accessory uses. § 18.16.020 (Table 5) .
• Key standards: front 20 ft, side/rear similar to R‑1, max height 35 ft, max coverage 50%. § 18.16.020 .

R-2 (Medium Density Residential)

• Purpose: duplexes, triplexes, small multifamily. § 18.16.020 (Table 6) .
• Typical uses: single‑family, duplex, triplex, multi‑family units, supportive/transitional housing. § 18.16.020 .
• Key standards: front setback 10 ft (garages facing street 20 ft), rear 10 ft, combined side 10 ft, max height 35 ft, max lot coverage 55%. § 18.16.020 (Table 6) .
• Design‑review note: many small multifamily building types are subject to the Objective Design Standards (Part II building‑type standards) and the Planning Director/Commission review matrix. § 18.50.030, Appendix A .

R-3 (High Density Residential)

• Purpose: highest allowed residential intensity (apartments, townhouses). § 18.16.020 (Table 7) .
• Typical uses: single‑family, duplex, triplex, multi‑family, model homes, professional offices (limited). § 18.16.020 .
• Key standards: front setback 20 ft (10 ft if alley access), rear 10 ft (5 ft for alley parking), max height 45 ft, max lot coverage 65%. § 18.16.020 (Table 7) .
• Design‑review note: emergency shelters must be sited within R‑3 and are governed by special standards. § 18.98.100–.110 .

C-1 and C-2 (Neighborhood / General Commercial)

• Purpose: neighborhood‑serving (C‑1) and broader commercial uses (C‑2). Dimensional standards and permitted uses are in the District Tables under § 18.16.020; screening and fence height standards for these districts are in the Objective Design Standards Appendix. § 18.16.020, Appendix A (screening) .
• Design‑review note: commercial facades, signage and site design must meet the City’s Architectural Design Guidelines and the Objective Design Standards; see § 18.98.100 and § 18.50.030. § 18.98.100, § 18.50.030 .

E‑C (Employment Center)

• Purpose: production, light manufacturing and compatible offices; heavier intensity allowances and max height 45 ft. § 18.16.020 (Table 10) .
• Design‑review note: site circulation, loading, and parking design are important — consult the City parking chapter when preparing your site plan. § 18.70.130, parking .

R‑L (Resource Lands)

• Purpose: resource production with very low residential density; setbacks and lot coverage are large and restrictive (e.g., side yards 30 ft, max height 35 ft, lot coverage for residential 10%). § 18.16.020 (Table 1) .
• Design‑review note: agricultural and resource structures have special spacing and agricultural buffering requirements; coordinate with the Planning Department early. § 18.16.020 .

P (Public) and P‑D (Planned Development)

• Purpose: public facilities and planned developments; P‑D customizes base zone standards via a planned‑development plan. § 18.16.020 (Tables 11–12) .
• Design‑review note: planned developments rely on an approved plan — design review will check consistency with that plan and the Objective Design Standards. § 18.36.070–.090, § 18.50.030 .

Quick reference table — decision‑relevant design‑review triggers & standards

Checklist (what an applicant must include / satisfy for design review)

• Completed design‑review application and required fees (fees set by City Council; check with Planning). § 18.60.060, § 18.50.010(H)
• Scaled site plan showing property lines, setbacks, building footprints, driveway/parking layout, utilities and any easements (see site‑plan requirements for single‑ and multi‑family). § 18.31.030–.040, § 18.50.030(H)
• Building elevations and material/color schedule demonstrating compliance with design guidelines and the Objective Design Standards (Appendix A). § 18.60.050, Appendix A
• Landscape plan meeting the City’s landscaping/screening standards (includes irrigation and species list). Appendix A, Part I—Landscaping
• Exterior lighting plan (photometrics, fixture cut‑sheets) for dark‑sky / downward‑shield compliance. Appendix A—Lighting
• Trash/storage/loading screening details and mechanical equipment screening. Appendix A—Screening
• Statement of consistency with applicable district standards (setbacks, height, lot coverage) in § 18.16.020. § 18.16.020
• Any additional items required by the Planner (stormwater, public improvements, CEQA review if applicable). § 18.50.010(H)

Risks & Ambiguities

Plain-English Summary

If you change how a building or site looks in Mount Shasta you will usually need architectural/design review so the Planning Commission or staff can check the design against the City’s design guidelines and the Objective Design Standards; follow the district setback/height rules in § 18.16.020 and the site/building rules in Chapter 18.50. Expect to submit site plans, elevations, landscape and lighting details; routine maintenance and some small single‑family work may be exempt — but confirm with the Planning Department. § 18.16.020, § 18.50.030, § 18.60.055 .

Source References

• Architectural (historical) review provisions: § 18.60.030–.090 (procedures, exceptions, fees, appeals, expiration).
• Objective Design Standards (site and building type standards, Appendix A): § 18.50.010–.055 and Appendix A (screening, landscaping, lighting, parking, building types).
• Approval authority table and processing: Table 18.36.1 (Approval Authority).
• District regulations and dimensional standards: § 18.16.020 (Tables 1–12: R‑L, R‑1/B‑1, R‑1, R‑1‑U, R‑2, R‑3, E‑C, P, P‑D, etc.).
• Additional site design standards and examples (landscaping, lighting, screening): Appendix A, Objective Design Standards.

Retrieved passages

• Mount Shasta Zoning Code (§ 3) High relevance show source text
• Mount Shasta Zoning Code (§ 1) High relevance show source text
• Mount Shasta Zoning Code (§ 3) High relevance show source text
• Mount Shasta Zoning Code (Chapter 15.42) High relevance show source text
• Mount Shasta Zoning Code (§ 3) Medium relevance show source text
• Mount Shasta Zoning Code (Chapter 18.32) Medium relevance show source text
• Mount Shasta Zoning Code (§ II) Medium relevance show source text
• Mount Shasta Zoning Code (§ 61) Medium relevance show source text
• Mount Shasta Zoning Code (section is) Medium relevance show source text
• Mount Shasta Zoning Code (section means) Medium relevance show source text
• CFC § 11362.1 (§ 11362.1) Medium relevance show source text
• CRC § 18009.3 (chapter is) Medium relevance show source text
• CBC § 3 (§ 3) Medium relevance show source text
• CFC § 000 Medium relevance show source text
• Mount Shasta Zoning Code (chapter shall) Medium relevance show source text

Cited sections

• Architectural (historical) review provisions: **§ 18.60.030–.090** (procedures, exceptions, fees, appeals, expiration). (§ 18.60.030)
• Objective Design Standards (site and building type standards, Appendix A): **§ 18.50.010–.055** and Appendix A (screening, landscaping, lighting, parking, building types). (§ 18.50.010)
• Approval authority table and processing: Table 18.36.1 (Approval Authority).
• District regulations and dimensional standards: **§ 18.16.020** (Tables 1–12: **R‑L**, **R‑1/B‑1**, **R‑1**, **R‑1‑U**, **R‑2**, **R‑3**, **E‑C**, **P**, **P‑D**, etc.). (§ 18.16.020)
• Additional site design standards and examples (landscaping, lighting, screening): Appendix A, Objective Design Standards.
• MountShasta_ZoningCode.md
• 2025 California ADU handbook.md