Local zoning · Solana Beach

Solana Beach — Design Review

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

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Last reviewed: July 3, 2026

Overview

This page explains how design review (the city’s discretionary development review process) functions under the Solana Beach Municipal Code: what triggers a review, what review criteria staff and the council apply, how overlay zones change the process, and what applicants must submit. The city consolidates architectural/site plan scrutiny into the Development Review Permit framework; the primary procedural rule is § 17.68.040. Verify with the jurisdiction for parcel-specific requirements.

(First related-topic links: the term design review below links to the city zoning overview and other supporting topics are linked where first mentioned.)

What "Design Review" means in Solana Beach

  • The city calls the discretionary design/architectural/site scrutiny a Development Review Permit; this single permit consolidates overlay, scenic, hillside, and other local design controls into one discretionary review process governed by § 17.68.040.
  • The purpose is to ensure projects "respect site and environmental characteristics," provide safe access, and "exemplify the best professional design practices" while aligning with the General Plan and zone intent. See § 17.68.040.
  • The Director of Community Development administers intake and recommendation; the City Council is the decision authority for projects requiring a public hearing. See § 17.68.040(C)-(G).

(Linked topics used in text: the first time I mention design review it links to the Solana Beach Zoning page, parking to parking, development standards to development-standards, overlay to overlay-districts, ADUs to ADU, California Building Standards Code to Title 24, signage to signage, and landscaping to landscaping-and-screening.)

Who needs a Development Review Permit (key triggers)

The code lists specific triggers that require a development review permit. Major decision-relevant items are summarized here (full triggers are in § 17.68.040(B)):

What triggers a Development Review Permit Why it matters Code Reference
New construction ≥ 30,000 gsf (non‑residential) Large projects undergo discretionary design review § 17.68.040(B)(1)(a)
Any residential project of 20+ units Multi‑unit projects require public review § 17.68.040(B)(1)(b)
Any CI (common interest) development HOA/planned developments reviewed as a whole § 17.68.040(B)(1)(c)
Site development with >100 cubic yards cut/fill Grading that materially alters the site triggers review § 17.68.040(B)(1)(d)
New residential in MHR/HR zones exceeding 25 ft or new nonresidential > 30 ft Height thresholds trigger discretionary review § 17.68.040(B)(1)(e)
Any development in HOZ, SAOZ, or FPOZ (hillside, scenic area, floodplain overlays) Overlay zones have extra submittal and findings § 17.48.020, § 17.48.010, § 17.48.030
Coastal bluff/top property requiring Coastal Commission permit If CCC jurisdiction applies, DR review coordinates with that process § 17.68.040(B)(1)(i)
Exterior alteration of a designated historic/cultural landmark Cultural resources require discretionary review § 17.68.040(B)(1)(j)

Note: Minor exemptions are listed in overlay sections (for example, limited small additions in the Hillside Overlay Zone are exempt under certain size/grade conditions) — see § 17.48.020 and § 17.48.030 for HOZ/SAOZ specifics.

How the review works — procedures & findings

  • Application, submittal checklist, fees: submit on city forms with a full development plan showing building placement, materials, landscape, grading, lighting, signage, utilities, and circulation. See required content in § 17.68.040(E).
  • Administrative review vs. council hearing: the Director reviews and recommends; the City Council must hear and decide projects requiring a public hearing per § 17.68.040(G).
  • Findings to approve: the council may approve only if the project is consistent with the General Plan and the title, complies with development review criteria, and has obtained required concurrent permits (e.g., variances, coastal permits). See § 17.68.040(H).
  • Conditions: the council may impose conditions (special setbacks, height/bulk limits, landscaping, additional parking, grading limits, dedications, timing/phasing) to ensure findings are met (§ 17.68.050(I)).
  • Final development plan: once approved, a signed final plan becomes the official site layout and is attached to building permit applications (§ 17.68.050(J)-(K)).

Overlay and special-district effects

  • Hillside Overlay Zone (HOZ): special submittal requirements (slope analysis, geotechnical reports), stricter rear-yard buffers, view-assessment triggers, and performance criteria to minimize visibility and erosion. See § 17.48.020–17.48.030.
  • Scenic Area Overlay Zone (SAOZ): stricter control on grading, colors/materials, lighting, and signs; development within SAOZ is subject to development review and performance criteria in § 17.48.010.
  • Floodplain Overlay Zone (FPOZ): additional FEMA/floodplain findings and building restrictions apply; development review must ensure flood safety and compliance with floodplain rules in § 17.80.120–160.
  • Historic resources, bluff-top lots, and other special areas likewise bring supplemental studies and public-notice/ hearing steps as set out in the applicable overlay sections. See the respective overlay code sections.

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

Below are the named zoning districts that appear in the Solana Beach zoning tables. For each I state the design-review relevance (what code materials the city ties to design review) and whether the code includes district‑specific triggers. If a specific dimensional standard or permitted-use list for the district was not present in the retrieved materials, I state "Not found in retrieved materials" rather than invent numbers. All district names are bolded per the ordinance use table.

ER‑1

  • Purpose / character: Estate residential — larger lots and low density (table label found in code use tables). Permitted uses and detailed dimensional standards: Not found in retrieved materials.
  • Design-review relevance: Projects meeting citywide development review triggers (grading >100 cy, etc.) or those that fall under overlay zones overlying ER‑1 will require a Development Review Permit (§ 17.68.040).

ER‑2

  • Purpose: Estate residential variant. Permitted uses/dimensions: Not found in retrieved materials.
  • Design-review relevance: Same as ER‑1; HOZ/SAOZ overlays may add submittal requirements. See overlay §§.

LR

  • Purpose: Low Residential. Uses/dimensional standards: Not found in retrieved materials.
  • Design-review relevance: Citywide development review triggers apply. Minor exceptions handled administratively via § 17.68.030 for limited items (e.g., fence height, certain parking standards).

LMR (Low‑Medium Residential)

  • Purpose: Multi‑unit residential of modest density. District specifics: Not found in retrieved materials.
  • Design-review relevance: The code contains a specific allowance related to nonconforming garage roofs in a portion of LMR north of Lomas Santa Fe Drive; minor exceptions are used for some modifications (§ 17.68.030(C)(1)(c)).

MR (Medium Residential)

  • Purpose and uses: Not found in retrieved materials.
  • Design-review relevance: Multi‑family projects over certain unit thresholds trigger review under § 17.68.040.

MHR (Mobile Home Residential)

  • Purpose: Mobile home parks and related uses. Dimensions: Not found in retrieved materials.
  • Design-review relevance: New/residential additions above 25 ft in MHR specifically trigger development review (§ 17.68.040(B)(1)(e)).

HR (High Residential)

  • Purpose: Higher-density residential. Dimensions: Not found in retrieved materials.
  • Design-review relevance: Like MHR, new residential structures > 25 ft require development review (§ 17.68.040(B)(1)(e)).

C (Commercial)

  • Purpose: General commercial uses. Uses/dimensions: Not found in retrieved materials.
  • Design-review relevance: Nonresidential structures above 30 ft or new large commercial projects (≥30,000 gsf) trigger discretionary review. See § 17.68.040(B).

SC, LC, OP, PI, LI (Shopping Center, Limited Commercial, Office Professional, Public/Institutional, Light Industrial)

  • Purpose and typical uses: Listed in the municipal use table but detailed standards not present in retrieved snippets. For full permitted uses and development standards see the city use tables and individual zone text.
  • Design-review relevance: Commercial/industrial projects that meet size/height/ grading triggers are subject to development review. Signage and parking design may also be reviewed under comprehensive sign and parking chapters referenced during DR review. See § 17.68.040, SBMC Chapters 17.52 (parking) and 17.64 (signs).

A (Agricultural), OSR (Open Space/Recreation), ROW (Right‑of‑Way)

  • Purpose: Open/low-intensity uses and public corridors; detailed standards not found in retrieved materials.
  • Design-review relevance: Development in these districts is subject to overlay requirements and the general DR triggers; projects affecting sensitive resources (e.g., creek corridors, floodplain) will have additional submittal and findings (see floodplain and other overlay sections).

If you need a parcel‑specific breakdown of permitted uses, setbacks, lot coverage, and FAR for any of these districts, verify with the city zoning map and the corresponding zone text (the full tables and text were not fully present in the retrieved excerpt). Verify with the jurisdiction.

Required submittals (what the code asks for)

The development plan must include (summary from § 17.68.040(E)): site plan and building placement; exterior materials and finishes; landscape plan (species, size, and irrigation); access/circulation; existing and proposed topography and drainage; signage; exterior lighting and photometric plan; utilities and other supporting technical reports as required by overlay sections (geotechnical, slope analyses, grading/erosion control for HOZ).

Checklist

  • Confirm whether the project meets any Development Review triggers in § 17.68.040(B) (size, units, grading, height, overlay location).
  • Prepare a development plan with the items listed in § 17.68.040(E): site plan, elevations, materials, landscape, photometric plan, grading/topo, utilities.
  • If in HOZ, provide slope analysis and geotechnical or preliminary engineering geology reports per § 17.48.020(E)-(G).
  • If in SAOZ or FPOZ, include the overlay-required analyses (grading limitations, lighting, signs, floodplain certifications) — see the overlay sections.
  • Confirm parking calculations and design comply with Chapter 17.52 (or request a minor exception per § 17.68.030 if practical difficulties exist). Link: parking.
  • Pay application fees and follow public notification timelines for hearings (Director transmits to Council and notice rules in § 17.72.030).
  • If historic property, obtain necessary landmark approvals and include cultural resource documentation.

Risks & Ambiguities

Issue Why it matters What to verify
Minor additions vs. DR trigger Small additions may qualify for a one‑time exemption (size thresholds vary by lot area) and thus avoid DR; misclassifying can delay permits Verify applicable one‑time exemption thresholds in § 17.68.040 and plan size vs. FAR; confirm applicability with staff.
View assessment / step-back thresholds on slopes HOZ/stepped second-story rules can invoke the view assessment if height > 16 ft above grade or certain rear‑yard siting Check § 17.48.030(H.1–3) and 17.63.040 for view assessment triggers; Verify with the jurisdiction.
Overlay coordination (HOZ, SAOZ, FPOZ, Coastal) Overlays add technical reports and special findings; missing a required report (geotech, LOMR, coastal permit) can halt permit issuance Confirm overlay boundaries and required supplemental reports in § 17.48.010–030 and § 17.80.x.
Parking or sign compliance vs. DR conditions Council can require additional parking or modify signage as a condition; applicants who assume base code minimums may face added cost Review Chapter 17.52 and the Comprehensive Sign Ordinance Chapter 17.64 during DR preparation; consider a parking study if tight.
Coastal Commission jurisdiction If CCC jurisdiction exists, a local development review approval may be conditioned on or superseded by a coastal development permit Verify whether the parcel is within the coastal zone and whether a CCC permit is required; code references coastal bluff/top triggers in § 17.68.040(B)(1)(i).
Parcel-level dimensional standards (setbacks, FAR) The district-level tables and zone texts determine setbacks and FAR; the retrieved excerpt did not include the full zone text Verify exact setback, lot coverage, and FAR in the full zone text and the city zoning map—Not found in retrieved materials.

Plain-English Summary

If your project is larger than modest thresholds (large commercial buildings, multiunit housing, substantial grading, or sits inside overlay areas like hillside, scenic, or floodplain), Solana Beach requires a Development Review Permit that bundles architectural, site-plan, landscaping, lighting, and grading review into a single discretionary process; the controlling rules and triggers are in § 17.68.040 and the applicable overlay sections § 17.48.xxx.

Source References

  • Solana Beach Municipal Code — Development Review Permit: § 17.68.040.
  • Solana Beach Municipal Code — Development plan content and criteria: § 17.68.040(E)-(F).
  • Solana Beach Municipal Code — Projects requiring development review and specific triggers: § 17.68.040(B).
  • Solana Beach Municipal Code — Hillside Overlay Zone requirements and exemptions: § 17.48.020–030.
  • Solana Beach Municipal Code — Development review findings, conditions, final plan: § 17.68.040(H)-(K) and § 17.68.050.
  • Solana Beach Municipal Code — Parking standards (referenced during DR): Chapter 17.52.
  • Solana Beach Municipal Code — Landscape submittals and requirement references: Chapter 17.56.
  • Solana Beach Municipal Code — Zoning use table and district names (ER‑1, ER‑2, LR, LMR, MR, MHR, HR, C, SC, LC, OP, PI, LI, A, OSR, ROW): zoning use table excerpts.

(If you want the full, parcel‑specific zone text, development‑standards, or the city’s application checklist PDF, request that I extract more pages or confirm with the community development department. Where the materials above did not supply a specific numeric standard I marked "Not found in retrieved materials".)

Sources

Retrieved passages

  • Solana Beach Zoning Code (section shall) High relevance
  • Solana Beach Zoning Code High relevance
  • Solana Beach Zoning Code (§ 1) High relevance
  • Solana Beach Zoning Code High relevance
  • Solana Beach Zoning Code High relevance
  • Solana Beach Zoning Code (Section 66410) High relevance
  • Solana Beach Zoning Code (title until) Medium relevance
  • Solana Beach Zoning Code (section to) Medium relevance

Cited sections

  • Solana Beach Municipal Code — Development Review Permit: **§ 17.68.040**. (§ 17.68.040)
  • Solana Beach Municipal Code — Development plan content and criteria: **§ 17.68.040(E)-(F)**. (§ 17.68.040)
  • Solana Beach Municipal Code — Projects requiring development review and specific triggers: **§ 17.68.040(B)**. (§ 17.68.040)
  • Solana Beach Municipal Code — Hillside Overlay Zone requirements and exemptions: **§ 17.48.020–030**. (§ 17.48.020)
  • Solana Beach Municipal Code — Development review findings, conditions, final plan: **§ 17.68.040(H)-(K)** and **§ 17.68.050**. (§ 17.68.040)
  • Solana Beach Municipal Code — Parking standards (referenced during DR): **Chapter 17.52**. (Chapter 17.52)
  • Solana Beach Municipal Code — Landscape submittals and requirement references: **Chapter 17.56**. (Chapter 17.56)
  • Solana Beach Municipal Code — Zoning use table and district names (ER‑1, ER‑2, LR, LMR, MR, MHR, HR, C, SC, LC, OP, PI, LI, A, OSR, ROW): zoning use table excerpts.
  • SolanaBeach_ZoningCode.md

Frequently asked questions

Do I need a design review in Solana Beach?

If your project meets any trigger listed in § 17.68.040(B)—for example large buildings (≥30,000 gsf), multiunit residential (20+ units), significant grading (>100 cubic yards), height thresholds in MHR/HR, or work in overlay zones—you must obtain a Development Review Permit. Smaller additions may be exempt or qualify for a one‑time exemption—verify with the Director.

What does the development plan have to include for design review?

The code requires a development plan showing building placement and heights, exterior materials and finishes, landscape plans (species/size/irrigation), access and parking, existing and finished topography and drainage, signs, lighting, and utilities—see § 17.68.040(E) for the full list.

What special reports are required for hillside properties?

For properties in the Hillside Overlay Zone (HOZ) you must include slope analysis, geotechnical or engineering geology reports, grading/erosion control plans, landscaping plans and other supplemental submittals described in § 17.48.020(E)-(G).

Will the Council always hear my design review?

No. The Director performs review and makes recommendations; the City Council holds a public hearing for development review permits that require it under § 17.68.040(G) and for projects that meet the public‑hearing criteria in the code. Check the specific trigger list in § 17.68.040(B).

Can the city require more parking or special landscaping as a condition of design review?

Yes. The City Council can impose conditions including additional on‑site parking or participation in parking programs, special landscaping requirements, grading restrictions, and other measures it finds necessary to make the required findings. See the conditions list in § 17.68.050(I).

Does a development review approval substitute for Coastal Commission permits?

Not necessarily. If a state or federal permit (including a Coastal Development Permit) is required, the city may condition approval on obtaining that permit, and Coastal Commission jurisdiction can add or change permit requirements. The code flags coastal bluff/top properties as a DR trigger—see § 17.68.040(B)(1)(i). Verify with the jurisdiction and the Coastal Commission.

What happens if my project is in the floodplain?

Development in the Floodplain Overlay Zone must meet FEMA and local floodplain administrator requirements; the DR review evaluates flood safety and cumulative flood impacts under § 17.80.120–160 and relevant development review rules. Building permits are contingent on required LOMRs/CLOMRs and certifications per the floodplain provisions.

Are small ADUs subject to design review?

Not directly answered in the retrieved materials. The code's DR triggers reference size, grading, and unit-count thresholds; for ADUs specifically, see the city ADU page and confirm whether a proposed ADU exceeds any DR trigger (grading, height, lot coverage) or conflicts with overlay rules—Verify with the jurisdiction. Not found in retrieved materials for explicit ADU DR treatment.

Can the Director grant minor exceptions instead of full DR?

The Director can grant certain minor exceptions (fence height, parking design standards, specific garage roof repairs in a defined LMR area) per § 17.68.030, but these are limited to the narrow categories listed and require findings.

Where do I find the parking and sign rules that the design-reviewer will check?

Parking standards are in Chapter 17.52 and the Offstreet Parking Design Manual; signage is governed by the Comprehensive Sign Ordinance Chapter 17.64—both are regularly used during development review.

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