Pleasanton City Zoning Code
CHAPTER 18
20 DESIGN REVIEW
Note: Ch. 18.20, Design Review, derived from Ord. 1410; Ord. 1507; Ord. 1520; Ord. 1586; Ord. 1591; Ord. 1600; Ord. 1612; Ord. 1738; Ord. 1743; Ord. 1876; Ord. 1880; Ord. 2019; Ord. 2088; Ord. 2093; Ord. 2130; Ord. 2216; and Ord. 2297, was repealed by Ord. 2303, 12/16/2025.
§ 18.20.010 Purpose.
The purpose of this chapter is to: promote and enhance good design, site relationships, and other aesthetic considerations in the city; accelerate and streamline the design review process in the city with the goal that every application be successful and consistent with city standards; and promote preservation of public health, safety, and general welfare in the city.
(Ord. 2303, 12/16/2025)
§ 18.20.020 Definitions.
"Design review"
means review of the aesthetic elements of a project including site, building, and landscape design.
"Housing Accountability Act project"
means a project subject to the requirements of Government Code Section 65589.5.
"Major"
under this chapter means a large-scale change or addition with substantial impact, as determined by the Zoning Administrator.
"Minor"
under this chapter means a small-scale change or addition of minimal impact, as determined by the Zoning Administrator.
"Project"
under this chapter means new construction, additions, or alterations to a building or site.
(Ord. 2303, 12/16/2025)
§ 18.20.030 Applicability.
A.
Zoning Administrator. The Zoning Administrator is the review authority for the following projects:
1.
Single-Family Residential.
a.
A new residential unit and/or 50% demolition and rebuild of an existing unit.
b.
Additions exceeding 15 feet in height as defined by Chapter 18.84.
c.
New or major enlargement of balconies.
d.
New lofts with second-story windows.
e.
Major modifications to second-story windows (e.g., doubling the quantity of second-story windows where there may be privacy impacts).
f.
Major modifications to roof forms that materially alter the appearance or height of the residence (e.g., alterations to roof pitch that require five additional feet of height).
2.
Multi-Family Residential.
a.
A new residential unit and/or 50% demolition and rebuild of an existing unit.
b.
Major exterior building or site modifications, or additions if they materially alter the appearance or character of the property (e.g., constructing a new clubhouse) or may be incompatible with city policies, standards, and guidelines.
3.
Commercial.
a.
Major exterior building or site modifications (e.g., full renovations of the amenities on the property that materially alter the character of the property) or modifications that may be incompatible with city policies, standards, and guidelines.
b.
Additions to commercial buildings, at the discretion of the Zoning Administrator.
c.
Minor additions and/or exterior building or site modifications in the Downtown Specific Plan Area, at the discretion of the Zoning Administrator.
d.
Refacing or replacing existing signs with major alterations to existing signage (e.g., a new sign that doubles the amount of signage at a specific location) and not subject to a Master Sign Program.
e.
All construction of new building(s) or major building addition(s) as determined by the Zoning Administrator associated with innovation-based businesses, as prescribed by Section 18.08.264.
4.
Historic Resources. Additions and/or exterior modifications to historic buildings as defined by Section 17.08.050.
5.
Projects for which design review is required as a condition of approval.
B.
Planning Commission. The Planning Commission is the review authority for the following projects:
1.
Commercial.
a.
Major additions and/or major exterior building or site modifications in the Downtown Specific Plan Area.
b.
Major additions to existing commercial buildings (e.g., adding a story to an existing building) and/or demolition and rebuild of an existing commercial building.
c.
New structure on a vacant parcel.
2.
Projects for which design review is required as a condition of approval.
(Ord. 2303, 12/16/2025)
§ 18.20.040 Exemptions.
The following projects are exempt from this chapter:
A.
Housing Accountability Act projects (i.e., housing development projects of two or more units (exclusive of any accessory dwelling units). Such projects shall be subject to the review procedures and findings for approval set forth in Sections 18.22.050 and 18.22.060 of Chapter 18.22, Housing Site Compliance.
B.
Projects on housing opportunity sites designated and/or rezoned as part of the 2023-2031 Housing Element), which are subject to housing site compliance pursuant to the provisions and procedures of Chapter 18.22.
(Ord. 2303, 12/16/2025)
§ 18.20.050 Findings.
A.
Residential projects. In granting approval for residential projects, the review authority shall approve or deny a project in accordance with the following findings:
1.
The project's approval is in the best interest of public health, safety, and general welfare.
2.
Site plan elements, including open space, orientation, and landscape, are compatible with site topography, existing and proposed structures, and neighboring buildings.
3.
Architectural considerations, including character, scale, and quality of design, have been incorporated to ensure a harmonious relationship with the existing site and adjacent buildings.
4.
The plan meets the requirements of the municipal code and any other applicable guidelines, policies, and standards.
B.
Commercial Projects. In granting approval for commercial projects, the review authority shall approve or deny a project in accordance with the following findings:
1.
The project's approval is in the best interest of public health, safety, and general welfare.
2.
The site design, including building placement, parking and circulation, landscape, and outdoor space, enhances the pedestrian experience, embraces natural features, promotes connections, creates visual interest, and relates to the character of the surrounding development.
3.
Architectural considerations, including character, scale, massing, and quality of design, have been incorporated to ensure the project integrates with the existing site and has a cohesive relationship with the surrounding context.
4.
Exterior lighting, signage, amenities, mechanical equipment, and other architectural features are integrated into the design of the site and building.
5.
The project, when adjacent to existing residential dwelling units, is designed to minimize impacts, including privacy, light, and glare.
6.
The plan meets the requirements of the municipal code and any other applicable guidelines, policies, and standards.
(Ord. 2303, 12/16/2025)
§ 18.20.060 Procedures and hearing authority.
A.
Application. An applicant for a project requiring design review shall submit site plans, exterior elevations, landscape plans, photographs, diagrams, reports, and other materials as may be necessary to complete design review procedures and consideration of the proposed project. Application submittal requirements, procedures, and other details of the design review process are outlined in design review handouts.
B.
Decision. The review authority may:
1.
Impose conditions on the granting of design review approval if the review authority finds the proposed project does not otherwise meet required codes, city policies, or cannot otherwise make the applicable findings.
2.
Require improvements, either on or off site, that are reasonably related to the project and are in the best interests of the public health, safety, or general welfare, or that are necessary to mitigate adverse environmental effects disclosed in California Environmental Quality Act (CEQA) review and assessment.
3.
Deny a project's design review approval if it cannot make all of the required findings.
C.
Noticing.
1.
Certain projects require on-site project notifications in accordance with the procedures detailed in Section 18.12.042 and/or mailed project notifications in accordance with the procedures detailed in Chapter 18.12.044.
2.
Public hearing notices and procedures shall follow the provisions outlined in Section 18.12.040.
D.
Appeal and Review. Decisions of the Zoning Administrator or Planning Commission may be appealed or reviewed pursuant to procedures outlined in Chapter 18.144.
(Ord. 2303, 12/16/2025)
§ 18.20.070 Lapse of approval.
Design review approval shall lapse and be void one year following the effective date of approval, unless prior to the expiration of one year, a building permit is issued and construction is commenced and diligently pursued toward completion, or the applicant or the applicant's successor has filed a request for approval of extension pursuant to the provisions of Section 18.12.030.
(Ord. 2303, 12/16/2025)
