Campbell — Design Review

Last reviewed: July 1, 2026

Overview

Campbell's local zoning code requires a formal Site and Architectural Review (commonly called design review) process to evaluate the appearance, site layout, circulation, landscaping, and neighborhood compatibility of new development and many additions. The rules and procedures live in the Campbell Municipal Code under Chapter 21.42 (Site and Architectural Review) and related implementation chapters; the City uses a mix of administrative review, a Site and Architectural Review Committee, the Planning Commission, and special design guidance for downtown and some overlays. See § 21.42.010–.090 for the core rules and procedures.

Note: this page explains only what the zoning ordinance says about design/site/architectural review. For numeric building code items refer to the California Building Standards Code and for how numeric standards are applied see the Campbell Development Standards.

How Campbell's design review (Site & Architectural Review) works

• The City's stated purpose for design review is to ensure new development complies with the Zoning Code and adopted design guidelines, to protect neighborhood character, to promote public health/safety, and to keep projects visually compatible with surroundings (§ 21.42.010).
• The general rule is that “No use or structure shall be … constructed, enlarged, erected, installed, maintained, or placed on any property in any zoning district until a Site and Architectural Review Permit is approved by the Planning Commission,” except where the Code explicitly provides administrative review or exemptions (§ 21.42.020.A).
• The City distinguishes: (1) Planning Commission Site & Architectural Review Permit (full discretionary review), (2) Administrative Site & Architectural Review Permit (decided by the Community Development Director), and (3) projects exempt from Chapter 21.42 (specific exemptions). See § 21.42.020 for the thresholds and exceptions.
• The Community Development Director may hear and decide administrative cases and must apply required findings when doing so; if the director finds a project has substantial effect, the application is referred to the Site & Architectural Review Committee and Planning Commission (§ 21.42.050).
• The Planning Commission makes final discretionary decisions after a public hearing and the Committee provides a recommendation; required findings for approval are consistency with the General Plan, the Zoning Code, harmony with the immediate area, and conformance with adopted design guidelines or plans (§ 21.42.060; § 21.42.050.B).
• The Code lists specific review considerations (traffic/circulation, parking, landscaping, site layout, building massing, preservation of trees, etc.) that the director, Committee, and Commission must weigh (§ 21.42.040). Where design guidelines exist (for example, downtown), projects must comply with them.

(Where the zoning code defers to other plans—neighborhood plans, the MFDDS/form-based map, or overlays—those documents can change how design review applies. See the district breakdown below and the Overlay Districts page.)

Decision bodies and process essentials

• Community Development Director: decides Administrative Site & Architectural Review Permits via the administrative decision process and must make findings of consistency with the General Plan, Zoning Code, and applicable design guidelines (§ 21.42.050).
• Site and Architectural Review Committee: advisory body (two Planning Commission members + architectural advisor; Historic Preservation Advisor may be attached for historic resources) that reviews non-administrative applications and makes recommendations to the Planning Commission (§ 21.54.050).
• Planning Commission: holds the public hearing and approves/denies discretionary Site & Architectural Review Permit applications using the required findings (§ 21.42.060; § 21.54.030).

Key administrative citations: § 21.42.020 (permit required / exceptions), § 21.42.030 (application contents / site development plan), § 21.42.040 (considerations), § 21.42.050 (action by Community Development Director), § 21.42.060 (action by Planning Commission), and § 21.42.070–.090 (conditions, notice, post-decision procedures).

District-by-district breakdown (when design review applies)

Below are the places explicitly referenced by Chapter 21 where design review rules change or where special design guidance is incorporated. Numeric development standards (setbacks, lot coverage, FAR, height) are maintained elsewhere in the code or the development standards documents; where specific numbers were not found in the retrieved materials I note that below and point you to the Campbell Development Standards.

R-1-6 (Single-Family Residential)

• Purpose / context: standard single-family district; some lots in this district are subject to the San Tomas Area Neighborhood Plan. Design review applicability differs depending on whether a property is inside that neighborhood plan. § 21.42.020.B.2 identifies that properties in R-1-6 subject to the San Tomas plan require an Administrative Site & Architectural Review Permit for certain additions/new construction; otherwise R‑1‑6 properties not subject to the San Tomas plan may be exempt per § 21.42.020.C.1.
• Typical permitted uses: single-family dwellings (implied by district name; specific use table not reproduced here). Not all single-family additions trigger full Planning Commission review—see the San Tomas exceptions and thresholds. § 21.42.020.B.2.
• Key dimensional or threshold rules affecting review: Administrative review applies for additions, attic conversions, and limited reconstructions listed in § 21.42.020.B.2; exceptions for small/ordinary additions exist under § 21.42.020.C.1. Specific setback/height lot-coverage numbers for R‑1‑6 were Not found in retrieved materials—verify with the Campbell Development Standards.
• Where listed: See § 21.42.020.B and § 21.42.020.C for applicability.

R-1-8 (Single-Family Residential)

• Purpose / context: single-family district with special treatment for properties subject to the Campbell Village Neighborhood Plan. The Code requires Administrative review for certain additions/new single-family dwellings in R‑1‑8 subject to the Village plan (§ 21.42.020.B.3) and exempts small additions under narrow thresholds (§ 21.42.020.C.2).
• Typical permitted uses: single-family dwellings and associated accessory structures (see applicable zoning tables elsewhere). Not all additions trigger full Planning Commission review—thresholds in § 21.42.020 apply.
• Key dimensional/threshold rules affecting review: the Code explicitly references a 0.45 FAR threshold for when additions in these neighborhood-plan areas require full review (e.g., additions that exceed 0.45 FAR require Planning Commission review) — see § 21.42.020.B.2 for the FAR threshold for San Tomas; analogous thresholds apply under Village Plan provisions. If you need numeric setbacks or lot coverage for R‑1‑8 consult the Campbell Development Standards.

LMDR (Low–Medium Density Residential)

• Purpose / context: multi‑unit residential category that the code specifically lists among exemptions from mandatory Site & Architectural Review in some circumstances: Properties in the LMDR zoning district are listed as exempt from Site & Architectural Review in § 21.42.020.C.3 (subject to other chapters and exceptions).
• Typical permitted uses: low- to medium-density multi-family housing (see zoning use tables elsewhere).
• Key dimensional standards: Not found in retrieved materials; verify with the Campbell Development Standards.

Central Business / Downtown — Central Business Mixed‑Use (CB / Downtown design guidance)

• Purpose / context: downtown has an adopted set of design standards intended to conserve historic storefronts and guide new construction. The downtown design guidelines require that non-residential buildings in the Central Business Mixed‑Use district conform to those design standards and be subject to Chapter 21.42 review (Downtown design guidance excerpts incorporated in the Zoning Code).
• Typical permitted uses: small-scale commercial, retail, restaurants, mixed-use — downtown emphasis on storefront design, ground-floor activation, and pedestrian orientation.
• Key design standards that influence review: building massing broken into smaller façade elements; storefront integration and display windows; restrictions on certain roof types; retention/restoration of historic features; and requirement that downtown projects adhere to the adopted downtown design guidelines and undergo Site & Architectural Review (see downtown guidance + Chapter 21.42). For the specific numeric standards that govern height, setbacks, and floor area in downtown zones refer to the Campbell Development Standards.

Multi‑Family Development / Form‑Based zones (MFDDS / FBZM)

• Purpose / context: large housing development projects may be governed by the Multi‑Family Development and Design Standards (MFDDS) and a Form‑Based Zone Map (FBZM). Projects subject to the MFDDS are generally NOT subject to Chapter 21.42 (i.e., they follow the MFDDS permit tiers instead) — see § 21.07.040 and § 21.07.030.
• Typical permitted uses: multi‑family housing types defined and regulated inside the MFDDS.
• Key procedural difference: housing development projects subject to the MFDDS obtain the MFDDS permits (administrative, minor, major tiers) rather than a Site & Architectural Review Permit (§ 21.07.040). Verify whether a given parcel falls into the FBZM on the MFDDS/Fbzm map on file with the Community Development Department.

Overlay / Combining Districts (CB, BRH, Affordable Housing, etc.)

• Purpose / context: overlay/combining districts can change permit processes, standards, or uses; for example, the CB (Community Benefit) overlay creates an alternative discretionary review and requires pre‑application and specific criteria for large housing projects (§ 21.14.040). Projects that use overlay provisions may be subject to discretionary review that incorporates design review expectations.
• Typical effect on design review: overlays can either replace or add to the base zoning district’s requirements and may require discretionary design review consistent with the overlay ordinance language. Always read the overlay establishing ordinance for its specific permit and design-review rules.

Quick Reference table — decision‑relevant items

Checklist (what an applicant must supply / be ready to demonstrate)

• Completed land use application and fee as required by Chapter 21.38 (Application filing & fees). Verify current fee schedule with Community Development. (See § 21.38 cited by procedure sections; specific fee schedules Not found in retrieved materials.)
• Site development plan with existing and proposed site layout, elevations, exterior materials/finishes, and phasing as required by § 21.42.030.
• Parking plan and circulation diagrams showing ingress/egress and how the layout prevents congestion; be prepared to address parking issues per § 21.42.040.A.
• Landscaping and screening plan (walls, fences, trees, hedges) addressing harmony with adjacent development; the Code explicitly lists landscaping considerations in § 21.42.040.B; consult Campbell Landscaping and Screening for detail.
• Analysis showing consistency with the General Plan and applicable design guidelines, overlay, neighborhood plan, or the MFDDS (where applicable) — required findings in § 21.42.050 and § 21.42.060.
• If the property is listed or potentially listed as a historic resource, provide additional materials and expect Historic Preservation review per § 21.33.080; an Historic Preservation Advisor will advise the Site & Architectural Review Committee when relevant.
• If applying for an Administrative Site & Architectural Review, expect the Community Development Director to apply the administrative decision process (Chapter 21.71 referenced in § 21.42.050.A).
• Prepare for public hearing notice and timing if the project is referred to Planning Commission; the Committee meeting will be scheduled prior to the public hearing (§ 21.42.060.A; § 21.42.030.E).
• If your project is a housing development subject to the MFDDS/FBZM, prepare the appropriate MFDDS permit materials instead of a Chapter 21.42 application (§ 21.07.040).

Risks & Ambiguities

Plain‑English summary

If you want to build, enlarge, or substantially remodel a structure in Campbell, expect the City to review the design and site layout for neighborhood fit and public safety under the Site & Architectural Review rules in Chapter 21.42; small, routine changes and some housing projects may be handled administratively or under separate form-based rules, while downtown, historic, and overlay areas have their own tailored requirements—check the specific § that applies to your parcel and meet the required application materials.

Source References

• Campbell Municipal Code, Chapter 21.42 — Site and Architectural Review (purpose, permit triggers, considerations, findings, procedures) — § 21.42.010–.090.
• Campbell Municipal Code, § 21.42.020 — Permit required; Administrative vs. Planning Commission thresholds and exceptions (including R‑1‑6, R‑1‑8, LMDR references).
• Campbell Municipal Code, § 21.42.030 — Site development plan and application information (contents, notice and hearings).
• Campbell Municipal Code, § 21.42.040 — Considerations for traffic, landscaping, building massing, and site layout that guide decisions.
• Campbell Municipal Code, § 21.42.050 & § 21.42.060 — Required findings and action by Community Development Director and Planning Commission.
• Campbell Municipal Code, § 21.54.050 — Site & Architectural Review Committee composition and duties.
• Downtown design guidance excerpt incorporated into the zoning code for the Central Business Mixed‑Use district (design standards + requirement to follow Chapter 21.42).
• Campbell Municipal Code, § 21.07.030–.040 — MFDDS (Multi‑Family Development & Design Standards) and the Form‑Based Zone Map; MFDDS permit tiers and treatment relative to Chapter 21.42.
• Campbell Municipal Code, § 21.33.080 — Historic Resource Alteration Permit (interplay with Site & Architectural Review where historic resources are involved).

Retrieved passages

• Campbell Zoning Code (Section 21.14.030.C.4) High relevance show source text
• Campbell Zoning Code (§ 1) High relevance show source text
• Campbell Zoning Code (§ 1) High relevance show source text
• CMC § 21.17.020 (Chapter 21.25) High relevance show source text
• Campbell Zoning Code (Chapter 21.42) High relevance show source text
• Campbell Zoning Code (§ 1) High relevance show source text
• Campbell Zoning Code (§ 1) High relevance show source text
• Campbell Zoning Code (section has) Medium relevance show source text

Cited sections

• Campbell Municipal Code, Chapter **21.42** — Site and Architectural Review (purpose, permit triggers, considerations, findings, procedures) — **§ 21.42.010–.090**. (§ 21.42.010)
• Campbell Municipal Code, **§ 21.42.020** — Permit required; Administrative vs. Planning Commission thresholds and exceptions (including **R‑1‑6**, **R‑1‑8**, **LMDR** references). (§ 21.42.020)
• Campbell Municipal Code, **§ 21.42.030** — Site development plan and application information (contents, notice and hearings). (§ 21.42.030)
• Campbell Municipal Code, **§ 21.42.040** — Considerations for traffic, landscaping, building massing, and site layout that guide decisions. (§ 21.42.040)
• Campbell Municipal Code, **§ 21.42.050** & **§ 21.42.060** — Required findings and action by Community Development Director and Planning Commission. (§ 21.42.050)
• Campbell Municipal Code, **§ 21.54.050** — Site & Architectural Review Committee composition and duties. (§ 21.54.050)
• Downtown design guidance excerpt incorporated into the zoning code for the **Central Business Mixed‑Use** district (design standards + requirement to follow Chapter 21.42). (Chapter 21.42)
• Campbell Municipal Code, **§ 21.07.030–.040** — MFDDS (Multi‑Family Development & Design Standards) and the Form‑Based Zone Map; MFDDS permit tiers and treatment relative to Chapter 21.42. (§ 21.07.030)
• Campbell Municipal Code, **§ 21.33.080** — Historic Resource Alteration Permit (interplay with Site & Architectural Review where historic resources are involved). (§ 21.33.080)
• Campbell_ZoningCode.md

• Official Campbell code library