Local zoning · Selma

Selma — Design Review

Q: Do accessory dwelling units (ADUs) need Site Plan Review?

ADUs are governed by specific ADU standards in § 11-4.2 ; whether SPR is required depends on how the ADU affects SPR triggers (for example parking or multi‑family conversions). Cross‑check ADU rules with SPR triggers. § 11-4.2 ; § 11-6.5 .

Q: If my lot is inside the Pioneer Village overlay, what extra design work is required?

Projects in the Pioneer Village combining zone must meet the overlay’s Master Plan and special design and development standards; certain uses require a Master Plan and conditional permits in addition to any SPR. § 11-2.6 .

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

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Last reviewed: July 2, 2026

Overview

Selma’s local zoning code (Title XI) regulates "design review" through a combination of objective Site Plan Review, administrative Director Review and Approval (DRA), and other entitlement tracks (Preliminary Development Review, Zoning Clearance, Conditional Use Permit) depending on the project type and district. The code makes Site Plan Review the standard mechanism for checking exterior design, parking, circulation, landscaping and related technical details for most non‑residential and many multi‑unit projects, while single‑family homes are generally exempt from SPR. See the code rules for thresholds and application materials in § 11-6.5, § 11-6.6, and § 11-6.3.

Note: this page stays focused on the zoning/planning ordinance treatment of design and site review only (not Title 24 construction standards or building-permit technicalities — see the California Building Standards Code for those).

How Selma’s design-review system works (high level)

The primary review for exterior design, site layout, parking, landscaping, lighting and utility placement is Site Plan Review (SPR). § 11-6.5 establishes SPR purpose, applicability and findings. SPR applies to most permitted uses except single‑family detached homes (which are exempt). § 11-6.5.
Smaller, objective projects that meet explicit district standards may be processed by Director Review and Approval (DRA) as an administrative, ministerial check before building permits. § 11-6.6.
Large or discretionary proposals (e.g., uses requiring a Conditional Use Permit) get Planning Commission or City Council review and may trigger environmental review or Master Plan/submittal requirements. See the permit chapters for thresholds. § 11-6.7 and related permit processing chapters.

Design decisions are evaluated for consistency with the Zoning Code standards, adopted design guidelines, the General Plan and any applicable specific/precise plan or overlay district rules. Applicants should also expect coordination on required parking, drainage, landscaping and utilities during SPR. § 11-6.5; § 11-3.4.

(Links: the code links design review to related topics that applicants commonly need to check — like parking, development standards, overlay districts, ADUs, historic preservation, landscaping, and signage or other discipline pages.)

District-by-district summary (what design review looks like in each place)

Below are Selma-specific districts where the zoning code ties design/site review to distinct rules or expectations. Where the ordinance text provides a direct, review-triggering statement or dimensional standard, the controlling section is cited. Where specific numeric setbacks/height/FAR are not present in the retrieved materials for a district, that gap is called out.

R-1 (Single-Family Residential)

Purpose & typical uses: single‑family homes and accessory residential uses; objective neighborhood character standards apply. See residential zone descriptions. § 11-2.x (R zones). Not all numeric development standards for R-1 were found in the retrieved text. Verify with the jurisdiction.
Design-review trigger: Single‑family dwellings are explicitly exempt from Site Plan Review as a class (approval of a single‑family residential unit on a lot shall not require SPR). § 11-6.5.
Key dimensional standards: Not found in retrieved materials — confirm front/side/rear setbacks, lot coverage, and height limits via the full district standards or the Selma Development Standards. Verify with the jurisdiction.

R-2 / R-2-A / Multi‑Family Residential

Purpose & typical uses: duplexes, apartments and associated residential services. Multi‑family projects require more formal review (Preliminary Development Review for larger multi‑family projects). § 11-6.3; Chapter 11-2 (Residential zones).
Design-review trigger: New multi‑family development is subject to Preliminary Development Review and to SPR/DRA depending on scale and standards. § 11-6.3; § 11-6.5.
Key dimensional standards: Specific unit/open‑space ratios and common open space minima (e.g., common open space minimums for multi‑family described in the code) are identified in site‑planning subsections; see Chapter 11-2 and multi‑family standards. § 11-2.x.

Commercial group — C-1 (Neighborhood), C-2 (Community), C-3 (Service), C-R (Regional), C-H (Highway), CBD, P‑M‑D

Purpose & typical uses: retail, office, service, restaurants and regionally oriented commercial uses as described by subdistrict (e.g., CBD downtown focus, C-H for highway‑oriented uses). § 11-2.4.
Design-review trigger: Most commercial permitted uses are subject to SPR (the code’s permitted‑uses tables mark uses as "P", "SPR", "DRA", "CUP" etc.). In other words, exterior design/site layout for commercial projects is routinely vetted through SPR unless a DRA is specifically listed. § 11-2.4; § 11-6.5.
Key dimensional standards: The code’s permitted‑uses tables and district summaries govern allowed uses and whether SPR applies; specific setbacks/height/coverage metrics should be read in the district development standards (verify in § 11-3.x and the district tables). Not all numeric figures for each commercial subdistrict were present in the retrieved excerpts — verify with the printed district tables.

Industrial (I / similar)

Purpose & typical uses: manufacturing, warehousing, trade‑related uses. New industrial uses are explicitly required to comply with the City’s site plan review requirements and industrial site plans/elevations must be prepared by a licensed architect or similarly qualified professional. § 11-2.x (industrial rules); see the note that all new industrial uses are subject to SPR and exterior elevations must be prepared by a licensed professional.
Design-review trigger: SPR is explicitly mandatory for all new proposed industrial uses. § 11-6.5 and industrial-specific statement.
Key dimensional standards: Sidewalk/improvement requirements for industrial developments are referenced in the industrial provisions. § 11-2.x.

Open Space (OS)

Purpose & typical uses: parks, reservoirs, quasi‑public facilities and recreation. Uses table clarifies which uses require SPR, CUP, etc. § 11-2.7; Table 2-11.
Design-review trigger: Many OS uses are designated "P" or "SPR" in the uses table; SPR applies where indicated. § 11-2.7; Table 2-11.

Pioneer Village (PV) — Combining/Overlay zone

Purpose & typical uses: a combining/overlay zone with special historic/character requirements and a Master Plan requirement for developments in the PV overlay. § 11-2.6.
Design-review trigger: The PV overlay imposes additional development and Master Plan/submittal requirements and may require conditional use approval and master planning in addition to SPR; applicants must submit a Master Plan showing architectural theme, landscaping, access and phasing. § 11-2.6.
Practical effect: Projects in the PV overlay are reviewed against both base-zone standards and the overlay’s specific requirements (so check both during SPR). § 11-2.6.

Most decision-relevant standards (at-a-glance)

Review topic / standard	What the code says (short)	Code Reference
When SPR is required	SPR applies to all activities listed as permitted uses in zone districts except single‑family residential; triggers include new non‑residential buildings, non‑residential additions ≥1,000 sq ft, and use changes increasing required parking. Single‑family dwellings are exempt.	§ 11-6.5
Director Review & Approval (DRA)	Administrative review for projects that conform to objective district standards; DRA required before building permit where listed in Chapter 2. Director acts within 30 days (no automatic approval on silence).	§ 11-6.6
Preliminary Development Review	Required before formal entitlement submittal for new non‑residential construction, new multi‑family, and certain large additions. Applicant receives written summary of applicable requirements.	§ 11-6.3
Industrial projects	All new industrial uses are subject to SPR; industrial site plans and exterior elevations must be prepared by a licensed architect or similarly qualified professional; sidewalks and other improvements required.	Industrial provisions / § 11-2.x; SPR § 11-6.5
Required submittal items for preliminary/formal review	Scaled site map, detailed project description, operational statement, preliminary title report, owner authorization; SPR also anticipates elevations, lighting, utilities, drainage, landscaping, and fire prevention data.	§ 11-6.3; SPR & application requirements § 11-6.5
ADUs and design	ADUs allowed in single-family and multi-family zones with objective location, size and setback standards (e.g., some detached ADU size and setback limits listed in the ADU chapter). ADU rules apply alongside SPR/DRA where otherwise triggered.	§ 11-4.2 (Accessory Dwelling Units)

Checklist — what an applicant must provide for SPR / DRA in Selma

Completed application form and fee (per city fee resolution). § 11-6.6.
Scaled site plan showing property lines, building footprint, parking layout, drive aisles, sidewalks, and ADA paths. § 11-6.3; § 11-6.5.
Exterior elevations and building materials/colors; for industrial projects, elevations prepared by a licensed architect or similarly qualified professional. § 11-6.5; industrial note.
Landscape plan showing plant types and location, screening and any required parking landscaping. § 11-6.5; see landscaping rules.
Lighting plan (fixtures, hooding), utilities and drainage plan. § 11-6.5.
Fire prevention equipment/location and any other technical studies referenced in Preliminary Development Review summary (e.g., traffic, drainage). § 11-6.3; § 11-6.5.
Any required master plan or CUP materials if within the Pioneer Village overlay or other combining district. § 11-2.6.

Risks & Ambiguities

Issue	Why it matters	What to verify
Application of SPR vs DRA for a given use	Some uses in the district tables are marked SPR, DRA, CUP, or P — different review tracks produce different timelines, submittal lists and discretion levels. Misfiling causes delays.	Confirm the permit designation for the exact use in the district Table (see Chapter 11-2 tables) and whether the use is listed as requiring SPR, DRA, or CUP. Verify with the Community Development Director. § 11-2.x
District numeric standards not in excerpts	Practical design choices (setbacks, heights, FAR, lot coverage) are needed to prepare compliant elevations and site plans.	Numeric setback/height/coverage rules are not fully presented in the retrieved excerpts. Pull the district development standards in Chapter 11-3 / district tables before design work. Not found in retrieved materials — Verify with the jurisdiction.
Overlay or Master Plan requirements (PV, Specific Plans)	Overlay zones and specific/precise plans add extra mandatory design elements or Master Plan submittals. Missing these can cause a denial or added conditions.	Check whether the parcel lies within Pioneer Village (PV) or a Specific/Precise Plan area and obtain any required Master Plan per § 11-2.6.
Architectural guideline vs. discretion	Some design rules are objective; others (style, massing) are discretionary. Discretion affects predictability and appeal risk.	Confirm which design elements are objective standards (admin approval / DRA) and which are discretionary conditions requiring Planning Commission review. See SPR findings and DRA applicability § 11-6.5, § 11-6.6.
ADU interactions with SPR	ADU construction may trigger SPR if it changes parking or the site context (or if in multi‑family zones) — ADU rules also set specific setbacks and sizes.	Cross‑check ADU chapter § 11-4.2 with SPR triggers in § 11-6.5; confirm whether ADU type (attached/detached/converted) triggers SPR in your case.

Plain-English Summary

If you are building anything other than a standard single‑family house in Selma (for example a new commercial building, an industrial facility, an apartment complex, or a significant addition), you will normally need a Site Plan Review that checks your building elevations, parking, landscaping, lighting and utilities to make sure the project meets Selma’s zoning and design rules; smaller, code‑conforming projects may instead be handled administratively through Director Review and Approval. § 11-6.5; § 11-6.6.

Source References

§ 11-6.5 Site Plan Review — Selma Zoning Code (SPR applicability, thresholds, findings, required materials).
§ 11-6.6 Director Review and Approval (DRA) — administrative approval rules and timelines.
§ 11-6.3 Preliminary Development Review — when preliminary review is required and what it produces.
§ 11-2.6 Pioneer Village (PV) Combining Zone — Master Plan and overlay requirements.
Chapter 11-2 / Table 2-11 — Permitted uses and designation of P / SPR / DRA / CUP by district (Commercial, Open Space and others).
§ 11-4.2 Accessory Dwelling Units — ADU-specific standards and where they interact with SPR.
General SPR application detail (lighting, utilities, drainage, landscaping, fire prevention data) — SPR application notes.
Administrative responsibilities and review authorities (Director, Planning Commission, Council). Chapter 11-7.

Information Gaps

Full numeric district development standards for each zone (front/side/rear setbacks, heights, FAR, lot coverage) were not present in the retrieved excerpts. Not found in retrieved materials — Verify with the full district tables in Chapter 11-3 or the City's development standards.
The complete permitted‑use tables for every subdistrict (detailed list mapping every use to P / SPR / DRA / CUP) are referenced but not fully included in the retrieved snippets. Not found in retrieved materials — consult Table 2‑11 in the full Title XI.

Sources

Retrieved passages

Selma Zoning Code (section have) High relevance
Selma Zoning Code High relevance
Selma Zoning Code (article and) Medium relevance
Selma Zoning Code Medium relevance
Selma Zoning Code (article and) Medium relevance
Selma Zoning Code (Section 4100.) Medium relevance
Selma Zoning Code (Chapter is) Medium relevance
CBC § 120 (Chapter 11-4.2.) Medium relevance

Cited sections

Official Selma code library

Frequently asked questions

Do I need design review in Selma for a new small storefront?

If the storefront is a new non‑residential building it normally requires Site Plan Review; SPR specifically applies to new non‑residential construction and to uses designated SPR in the district tables, so plan accordingly. § 11-6.5.

What triggers Site Plan Review in Selma?

SPR is triggered by most permitted uses in each zoning district, by new non‑residential buildings, by non‑residential additions of 1,000 sq ft or more, and by use changes that increase required off‑street parking; single‑family homes are exempt. § 11-6.5.

Who can approve an administrative design check (DRA) and when is it used?

The Community Development Director (or designee) issues a Director Review and Approval for projects that meet objective district standards; a DRA is used prior to building permits for uses listed for DRA in Chapter 2 and the Director generally has 30 days to act. § 11-6.6.

Are industrial projects handled differently for design review?

Yes — the code explicitly states that all new industrial developments are subject to Site Plan Review and that industrial site plans/elevations must be prepared by a licensed architect or similarly qualified professional; sidewalks and other site improvements are also required. § 11-6.5; industrial note.

Do accessory dwelling units (ADUs) need Site Plan Review?

ADUs are governed by specific ADU standards in § 11-4.2; whether SPR is required depends on how the ADU affects SPR triggers (for example parking or multi‑family conversions). Cross‑check ADU rules with SPR triggers. § 11-4.2; § 11-6.5.

If my lot is inside the Pioneer Village overlay, what extra design work is required?

Projects in the Pioneer Village combining zone must meet the overlay’s Master Plan and special design and development standards; certain uses require a Master Plan and conditional permits in addition to any SPR. § 11-2.6.

What submittal materials will the City ask for with a Site Plan Review?

Common required materials include a scaled site map, detailed project description, operational statement, elevations, landscaping, lighting, utility and drainage plans, and any technical studies required by Preliminary Development Review. § 11-6.3; § 11-6.5.

Where are the district permitted‑use designations (P / SPR / DRA / CUP) located?

Permitted‑use designations appear in the Chapter 11‑2 district use tables (e.g., Table 2‑11) and indicate whether a use is permitted outright, requires SPR, is DRA, or requires a CUP. Consult Table 2‑11 in Chapter 11‑2.

Can the Director impose conditions on SPR approvals?

Yes — the Director may impose standard, objective conditions reasonably related to the application to achieve the purposes of the Chapter and compliance with applicable criteria. § 11-6.5 (Conditions / findings).

If the code is silent about a design detail (fence height, color), what should I do?

When the ordinance excerpts are silent or you find an ambiguity, confirm the requirement with the Community Development Director and consult the district development standards, any applicable overlay/specific plan, and adopted design guidelines. If a numeric limit isn’t located in the retrieved materials, it is listed as "Not found in retrieved materials" here — verify with the jurisdiction.

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