Local zoning · Susanville

Susanville — Design Review

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

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Last reviewed: July 2, 2026

Overview

Susanville treats design review as a local overlay/combine that sits on top of the city's zoning rules and as a recurring procedural requirement (architectural/site‑plan review) inside many zone chapters. The city uses a Design Review (DR) combining district to require compatibility with neighborhood character and to raise site/building standards (§ 17.84.010; § 17.84.020) . For most principal zones the code also requires architectural and site plan review when a building permit or use permit is required; that requirement and the applicable standards are distributed through the relevant district sections (examples: R‑1 § 17.12.060, PD § 17.64.060) . The city’s urban design expectations are tied to the City of Susanville Design Guidelines (adopted July 17, 2002) as referenced in multiple sections .

Note: in this page the word “design review” links to the city’s overlay/combine description on the Susanville zoning menu, and other topic links used below point to the local menu pages for related topics: parking, development standards, overlay districts, historic preservation, signage, landscaping and screening, ADUs, and the California Building Standards Code.

How Susanville structures design/architectural review (quick legal anchors)

  • The Design Review (DR) combining district exists to protect special environmental, historical, scenic or design‑sensitive areas and to ensure compatibility; it prevails over conflicting principal-district regulations (§ 17.84.010 — 17.84.040) .
  • Many principal districts explicitly require architectural and site plan review as a precondition for approval of building permits, use permits, or development plans; the planning commission (or director when tied to a use permit) conducts the review and must find proposals compatible with neighborhood character (§ 17.12.060(F); § 17.20.060(I); § 17.64.060) .
  • The code repeatedly makes projects subject to the City of Susanville Design Guidelines; those Guidelines are the primary local design standard referenced in review findings (§ 17.40.050; repeated cross‑references in district chapters) .

District-by-district breakdown

Below are the district summaries that are most relevant for design review or that explicitly include architectural/site plan review language in the zoning text. Each subsection lists purpose, typical permitted uses (short), the key dimensional standards that commonly drive design review, and where design/architectural review applies.

DR (Design Review combining district)

  • Purpose: Protect areas with unique environmental, historical, or scenic features; promote creative, compatible development; ensure coordinated long‑range planning (§ 17.84.010) .
  • Typical uses: Uses are those of the underlying principal district but subject to a use permit when combined with DR (§ 17.84.020) .
  • Key dimensional/design expectations: Site development in DR must meet or exceed the principal district’s standards; compatibility findings are required in addition to standard use permit findings (§ 17.84.030; § 17.84.040) .
  • Where it applies: Applied as a combining district to parcels identified on the zoning maps; it overrules conflicting principal district rules (§ 17.84.010) .

R‑1 (Single‑family residential)

  • Purpose / typical uses: Detached single‑family homes and customary accessory uses (§ 17.12.060) .
  • Key dimensional standards commonly reviewed: Minimum lot sizes (interior 6,000 sf; corner 7,000 sf), front setback 20 ft, maximum lot coverage 40%, height limit 35 ft, parking (two covered spaces) (§ 17.12.060) .
  • Where architectural/site plan review applies: The R‑1 section requires architectural/site plan review tied to use permits and to certain development proposals (see § 17.12.060(F)) and points applicants to the City of Susanville Design Guidelines (§ 17.12.060(F)) .

R‑2 (Duplex residential)

  • Purpose / typical uses: Single‑family and duplex dwellings and accessory units; Accessory dwelling units (ADUs) are explicitly listed as permitted uses (§ 17.16.020) .
  • Key standards: Density cap (12 du/acre), parking and yard rules follow the R‑1 pattern except as modified; architectural/site plan review language appears in the R‑2 chapter for use‑permit projects (see district text) .
  • Where review applies: Use permits and certain building permit submittals require architectural/site plan review (district chapter language) .

R‑3 / R‑3(A) (Duplex/triplex)

  • Purpose / typical uses: Flexibility for duplexes/triplexes; triplexes permitted by right; denser structures require a use permit (§ 17.20.010) .
  • Key dimensional standards: Yard requirements and lot coverage referenced to R‑1 standards or specified within R‑3 (front, side, rear setbacks; see § 17.20.060 for site standards). Architectural and site plan review is required for most non‑single‑family development and as part of use permit reviews (§ 17.20.060(I)) .

R‑4 (Multifamily)

  • Purpose / typical uses: Multifamily developments (density limits apply; fourplex+ subject to multifamily development rules) (§ 17.24 and related multifamily standards) .
  • Key standards: Lot area per unit (e.g., at least 2,000 sf per unit), front setback 15 ft, lot coverage varying by unit count (triplex 40%, fourplex 50%, 5+ units 60%), height limits generally 35 ft (§ 17.24 / multifamily standards) .
  • Where review applies: Architectural/site plan review required with building permits or use permits for multifamily proposals; must comply with City Design Guidelines (§ 17.24 / cross‑reference) .

C‑1 (Neighborhood commercial) and C‑2 (General commercial)

  • Purpose / typical uses: C‑1 supports small convenience retail and services; C‑2 supports shopping‑center and general commercial uses (§ 17.32.010, § 17.40.040) .
  • Key dimensional standards: C‑1 front setbacks often 10 ft (or match adjacent residential setbacks), C‑2 commercial/mixed use follows C‑2 site development standards; glazing/transparent storefront expectations for zero‑setback commercial facades are required in some UBD areas (§ 17.32; § 17.40.050(A)(4)) .
  • Where review applies: Both commercial districts require architectural/site plan review for building permits and any use permits; the planning commission considers compatibility and neighborhood character (§ 17.32; § 17.40.050) .

PD (Planned Development)

  • Purpose: Flexible, unified development; PD ordinances or development plans specify permitted uses and standards; PD projects must prepare a development plan and typically go through a use permit process (§ 17.64.010 — 17.64.060) .
  • Key design expectations: PDs may set their own standards but must meet the PD ordinance/development plan; architectural/site plan review is explicitly required and tied to planning commission review (§ 17.64.060) .

H (Historic Preservation combining district)

  • Purpose / typical uses: Preserve and rehabilitate historic structures and neighborhoods; applies to Uptown and the railroad depot neighborhood (§ 17.88.010 — 17.88.020) .
  • Key design expectations: Structures/areas notable for historic value are subject to architectural design review; the planning commission must consider style, materials, compatibility with the historic theme, and may request comments from the Lassen County historical society (§ 17.88.030(C)) .
  • Where review applies: Uptown and depot neighborhoods as mapped; demolition of historically‑significant buildings requires planning commission approval (§ 17.88.020; § 17.88.030(D)) .

Quick reference table — decision‑critical items

Topic / action What the code requires Code reference
Design Review combining district purpose & effect DR is a combining district; it prevails over conflicting principal district rules and requires compatibility findings for use permits § 17.84.010; § 17.84.020
Architectural & site plan review general rule Most zones require submittal of architectural drawings, elevations and site plan as part of building permit or use permit review; planning commission reviews and must find compatibility Examples: § 17.12.060(F) (R‑1); § 17.20.060(I) (R‑3); § 17.64.060 (PD)
Threshold for special UBD design standards New construction or rehab costing $15,000 or more is subject to development design standards and must follow City Design Guidelines § 17.40.050
Historic district review trigger Alterations affecting exterior appearance of structures in the historic areas require architectural design review; demolition needs planning commission and building official sign‑off § 17.88.030(C); § 17.88.030(D)
R‑1 front setback, lot coverage, height Front setback 20 ft, max lot coverage 40%, height 35 ft (typical) § 17.12.060
UBD storefront glazing expectation New zero‑setback commercial buildings: ≥40% linear frontage glazing on first story (subject to design review exceptions) § 17.40.050(A)(4)

Checklist

  • Submit complete architectural drawings and elevations on the form prescribed by the Community Development Director (as required by the applicable district text) — see the relevant district § (examples: § 17.12.060(F); § 17.64.060) .
  • Provide a site plan showing how municipal development standards will be met (setbacks, parking, landscaping) — required by most districts (§ 17.12.060, § 17.32 chapters) .
  • Show compliance with the City of Susanville Design Guidelines (referenced repeatedly; required for UBD and many district reviews) (§ 17.40.050) .
  • Include landscaping plan and lighting plans where applicable (see landscaping and screening and § 17.96.040 / § 17.96.050) .
  • Provide parking layout consistent with city parking standards (parking; see §§ 17.100.010–17.100.160) .
  • For Uptown/H district projects, indicate how the proposal preserves historic features and provide materials/colors; anticipate review by the planning commission and possible comment from the Lassen County historical society (§ 17.88.030(C)) .
  • If project includes rooftop equipment, show screening integrated with building massing (§ 17.40.050(A)(2)) .
  • Verify whether your parcel is in a combining district (DR, H, F‑2, PD) on the official zone map with the Community Development Department; combining districts change review requirements (§ 17.04.060(C)) .

Risks & Ambiguities

Issue Why it matters What to verify
Which authority reviews your submittal (director vs planning commission) Some reviews are handled administratively when only a building permit is needed; others require a public planning commission meeting (affects timelines and notification) Check the specific district text and whether a use permit is required; ask Community Development for the current practice (Not fully enumerated in retrieved materials)
Thresholds that trigger the UBD special standards The UBD rules apply to new construction and to rehab costing $15,000 or more; missing the cost threshold can cause misunderstanding about required review or standards (§ 17.40.050) Verify project valuation method with the Building Division and Community Development; review the City of Susanville Design Guidelines for UBD specifics
Exact application form, submittal checklist, and fee schedule The code requires submittals “on a form prescribed by the community development director” but the form, submittal checklist and fees are not printed in the zoning text Request the current application form and fee schedule from Susanville Community Development (Not found in retrieved materials)
Interplay with Historic (H) district requirements Historic overlay may require stricter review (e.g., demolition permits, material standards); this can extend approval time If property is in Uptown or depot neighborhood, confirm designation on zoning map and get any local historic district standards or design guidelines (§ 17.88.020; § 17.88.030)
Conflicting standards between DR combine and underlying zone DR prevails over conflicting principal district rules, but “prevail” can be tested when interpretations differ If in doubt, verify with Community Development and/or request a formal interpretation under the municipal code (§ 17.84.010(B))
Appeals and timeline specifics The code states decision authority but does not detail appeal periods and processing timelines for all review types Confirm appeal procedures and exact timelines with Community Development (Not found in retrieved materials)

Plain‑English Summary

In Susanville design review is both an overlay tool (the DR combining district) that can trigger higher standards and a repeated procedural requirement: many zones require you to submit architectural drawings, elevations and a site plan for planning commission or director review. Expect to show how your project meets the City of Susanville Design Guidelines and the district development standards (setbacks, coverage, parking, landscaping); historic areas have additional design review rules. Key ordinance anchors: § 17.84.010–040 (DR combine), district-level architectural/site plan review language (examples: § 17.12.060, § 17.64.060), and the UBD design standards (§ 17.40.050) .

Information Gaps

  • The zoning excerpts reference application forms, submittal checklists, fees and exact processing timelines but do not contain the current application form, fee schedule, or detailed timelines (Not found in retrieved materials).
  • Appeals procedures and step‑by‑step processing timelines for administrative design approvals vs. planning commission decisions are not fully spelled out in these excerpts (Not found in retrieved materials).
  • The City of Susanville Design Guidelines text itself (full graphics, example elevations, palette tables) is referenced but the guideline document was not included in the retrieved files (Not found in retrieved materials).
    For all of the above: Verify with the Community Development Department.

Source References

  • Susanville Municipal Code — Design Review (DR) combining district: § 17.84.010; § 17.84.020; § 17.84.030; § 17.84.040
  • R‑1 site development & architectural/site plan review: § 17.12.060
  • R‑3 / duplex & triplex district: § 17.20.010 and architectural/site plan review language in the R‑3 chapter (see § 17.20.060)
  • Planned Development (PD) district — site standards & architectural/site plan review: § 17.64.010; § 17.64.040; § 17.64.050; § 17.64.060
  • UBD and special development design standards; architectural review committee; $15,000 rehab threshold and glazing expectations: § 17.40.050 (and cross references to City of Susanville Design Guidelines)
  • Historic Preservation combining district and architectural design review: § 17.88.010; § 17.88.020; § 17.88.030
  • Landscaping & lighting requirements (referenced in design review and district standards): § 17.96.040; § 17.96.050

Sources

Retrieved passages

  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (section will) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (section will) High relevance
  • Susanville Zoning Code (§ 17.88.030.) High relevance
  • Susanville Zoning Code (§ 17.40.050.) High relevance
  • Susanville Zoning Code (§ 2) High relevance
  • Susanville Zoning Code (section will) High relevance

Cited sections

Frequently asked questions

Do I need design review in Susanville?

If your property is within a Design Review (DR) combining district, a design review/use permit is required; the DR overlay imposes compatibility findings and prevails over conflicting zone rules (§ 17.84.010; § 17.84.020) . Even outside DR, many zones require architectural/site plan review for building permits or use permits (examples: § 17.12.060(F); § 17.64.060), so check your zone and whether a use permit or building permit triggers review .

What triggers architectural or site plan review in Susanville?

District chapters repeatedly require submittal of architectural drawings, elevations and site plans when applying for a building permit or a use permit; some UBD design standards specifically apply to new construction or rehab costing $15,000 or more (§ 17.40.050; district examples such as § 17.12.060(F)) .

What does the planning commission look for in design review?

The planning commission must find that the project’s architectural appearance and grounds are in keeping with the neighborhood character and not detrimental to orderly, harmonious development. In historic areas the commission evaluates style, materials, compatibility and may request historical society input (§ 17.12.060(F); § 17.88.030(C)) .

Are there special Uptown or historic rules?

Yes — the Historic Preservation (H) combining district applies to Uptown and the railroad depot neighborhood; projects affecting exteriors in those areas require architectural design review and demolition of historic buildings requires planning commission and building official approval (§ 17.88.020; § 17.88.030) .

How do DR requirements interact with setbacks, parking, landscaping and signage?

DR is an overlay that “prevails” over conflicting principal district rules; the code also cross‑references the city’s development standards (setbacks, parking, landscaping, signage) that must be met or improved upon via the design review process (§ 17.84.010(B); see parking and landscaping chapters and district site standards) .

Do ADUs need design review in Susanville?

ADUs are expressly permitted in residential districts (see R‑2 and ADU references in district chapters), but whether an ADU requires architectural/site plan review depends on the underlying zone’s submittal rules and whether a use permit or building permit is required; confirm procedural triggers with Community Development (§ 17.16.020 and district review language) .

Is there a minimum glazing or storefront transparency rule for commercial fronts?

Yes — in certain UBD/uptown contexts new commercial structures with no front yard setback must provide at least 40% linear glazing at the first‑story frontage unless approved for deviation through design review (§ 17.40.050(A)(4)) .

Who sits on the architectural review body?

The code anticipates an architectural review committee appointed by the city council; until then the community development director, the planning commission and/or the historic building review committee function as the architectural review committee (§ 17.40.050(A)(1)) .

What design standards document do I need to follow?

Many code sections require compliance with the City of Susanville Design Guidelines (adopted July 17, 2002) as the design standard used in review; the zoning chapters reference those Guidelines repeatedly (e.g., § 17.40.050, § 17.64.060) .

Can I get exceptions to landscaping, fencing or materials through design review?

The code allows modifications or exceptions through the use permit process where a development demonstrates equal or greater design quality (e.g., landscaping exceptions, PD modifications); however, the DR overlay requires that site development standards meet or exceed the principal district standards unless the DR or PD expressly modifies them (§ 17.84.030; § 17.64.050) .

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