Local zoning · Citrus Heights

Citrus Heights — Design Review

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

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Last reviewed: July 1, 2026

Overview

Design review in Citrus Heights is the city process that evaluates site layout, architecture, landscaping and related design elements before development is built. The code places design-review standards in the City’s design standards chapter and a specific permit procedure in § 106.62.040, and requires approval for most new development (with narrow exemptions for small accessory work and some ADUs). Design Review is used to ensure compatibility with neighborhood character and compliance with local design standards and special planning area requirements.

(First time mentioning related topics in this page: link to the site’s zoning page for the city’s Design Review overview, and to related menus for other topics used in review.)

What the code says (plain-English synthesis with source anchors)

  • Purpose: Design Review is explicitly intended to preserve and strengthen the City’s visual quality and to ensure projects are compatible with the community; see § 106.62.040(A) for the stated purposes.

  • Applicability / thresholds: The City requires Design Review for projects identified in the Design Review table in § 106.62.040(B); small single-family work under stated thresholds (for example: individual single-family homes not part of a larger development) may be exempt. The table sets who reviews what (Director vs Commission) and which project sizes trigger review.

  • Review authority, findings, and decision standards: The code provides a review-authority table and specific findings the reviewer must make before approving Design Review—chiefly (1) compliance with the Zoning Code, (2) scale and massing appropriate to surroundings, (3) attractive and functional site design, (4) safe circulation and parking, (5) appropriate open space/landscaping, and (6) consistency with the General Plan and applicable design standards (including Chapter 106.31). See § 106.62.040(D) and the review-authority table and findings.

  • Design standards used in review: Projects are reviewed against the City’s design guidelines in Chapter 106.31 (purpose, applicability, residential and commercial design guidelines). The guidelines address building form, materials, rooflines, pedestrian connections, screening of equipment and parking, and avoidance of "boxy" massing. See § 106.31.010–.040.

  • Common mandatory items the reviewer may insist on: landscaping, trees and tree protection, grading minimization, screening of parking and equipment, lighting controls, and buffers between conflicting uses; these appear in both Chapter 106.31 and multiple SPA (Special Planning Area) sections that make Design Review mandatory.

  • Exemptions: The code states that certain small accessory structures and some ADUs are exempt from planning permit requirements; multiple SPA sections mirror that approach and explicitly exempt residential accessory structures where indicated. See § 106.22.040(B) (exempt activities) and the accessory-use references § 106.42.200 and § 106.42.015 as they appear in the SPA language. If you expect an exemption, verify with the City.

  • Procedure basics and timing: Applications are filed and processed per § 106.60.040 (application filing requirements); Design Review may be decided by the Director or the Planning Commission depending on the threshold, and appeals follow Chapter 106.72; Design Review approvals become effective on the 11th day after approval unless appealed (see § 106.64.020).

District-by-district breakdown (where the Zoning Code ties Design Review to a district or SPA)

Note: the Zoning Code typically cross-references district tables in Article 2 (e.g., § 106.24.030, Table 2‑2). When the code states “Design Review required” inside a district or SPA section, that is the controlling local requirement; specific dimensional numbers will be pulled from the district tables or the SPA text referenced below. Where the uploaded materials do not list Table 2‑2 entries verbatim, the table citation is provided and the reader should verify parcel-specific rules with the City. If a particular numeric standard is not present in the retrieved materials, the entry below says "Not found in retrieved materials."

RD-5 (Residential, 5 du/acre)

  • Purpose: low-density residential; SPA text references RD-5 as the controlling district for allowable uses in some areas. See references in Sylvan Road – Woodside Drive SPA.
  • Typical permitted uses: single-family and two-family dwellings and uses listed under § 106.24.030 / Table 2‑2. Not found in retrieved materials: full Table 2‑2 text.
  • Key dimensional rules: SPA-specific limits (e.g., max density shown for the SPA is five du/acre); standard setbacks and height limits are governed by Article 2 and Article 3 (refer to § 106.24.030 and § 106.30.060). Not found in retrieved materials: parcel-level numeric setbacks for RD‑5.
  • Where it applies: Sylvan Road – Woodside Drive SPA and other residential neighborhoods as shown on the Zoning Map.

RD-15 (Residential, 15 du/acre)

  • Purpose: medium residential density; used for some community planning areas. See Citrus Heights Community SPA references to RD‑15.
  • Typical permitted uses: per § 106.24.030 / Table 2‑2. Not found in retrieved materials: complete table text.
  • Key dimensional rules: maximum density noted in SPA (e.g., 15 du/acre unless modified by review authority); other standards by Article 2/3.
  • Where it applies: Citrus Heights Community SPA and other locations identified on the Zoning Map.

RD-20 (Residential, 20 du/acre)

  • Purpose: somewhat higher residential density; referenced across several SPA sections.
  • Typical permitted uses: those listed in § 106.24.030 / Table 2‑2. Not found in retrieved materials: table text.
  • Key dimensional rules: multiple SPAs reference maximum of 20 du/acre (subject to review-authority adjustments for open-space dedication or environmental constraints).
  • Where it applies: multiple planning areas and residential zones shown on the Zoning Map.

SC (Shopping Center / Special Commercial)

  • Purpose: walkable, higher-quality commercial design expected; projects in SC must comply with Article 3 design standards and often require Design Review.
  • Typical permitted uses: commercial retail, services and mixed uses as shown in Article 2; check § 106.26.030 for specifics (not reproduced in the retrieved snippets). Not found in retrieved materials: full use listings.
  • Key dimensional standards: parking, setbacks, pedestrian frontage and FAR guidance are set in Article 3 and SPA text (e.g., floor area limits referenced in Antelope Crossing/SC text).
  • Where it applies: shopping corridors and planned commercial centers on the Zoning Map.

GC (General Commercial) and BP (Business Professional)

  • Purpose: GC for broad commercial uses; BP for professional/business uses and civic campus contexts. SPAs (Civic Center) reference BP standards for public and related uses.
  • Typical permitted uses: see § 106.26.030 (Commercial & Industrial uses Table). Not found in retrieved materials: full table text in uploads.
  • Key dimensional standards: SPAs may set special setbacks (e.g., 50‑ft wetland setback in the Civic Center SPA).
  • Where it applies: commercial corridors and the Civic Center SPA.

Overlay / SPA-specific callouts (Design Review always flagged)

Because the Code makes Design Review mandatory in many SPAs, the SPA text is a reliable short-hand for what will trigger review locally.

  • Camden Place SPA — § 106.50.070: Design Review required for all proposed development; purpose is protection of creeks and integration with surrounding uses; developer must submit detailed site and building plans (trees, circulation, landscaping).

  • Citrus Heights Community SPA — § 106.50.090: Design Review required for all proposed development except limited accessory exceptions, with special attention to creek protection, circulation and trail system.

  • Greenback Woods SPA — § 106.50.100: Design Review required; emphasizes tree preservation, grading limits, and compatibility with sensitive resources.

  • Sylvan Road – Woodside Drive SPA — § 106.50.105 (et seq.): Design Review required; includes specific lot-size, oak protection, creek/stream preservation and requirement that development submit a development plan to the Planning Commission.

  • Mitchell Farms SPA — § 106.50.107: Design Review required for most development (accessory structures excluded); aims to preserve environmentally sensitive areas and creek corridors.

  • Civic Center SPA — § 106.50.080: Design Review required for Civic Center-area projects, with a 50‑ft wetland setback specifically called out.

For overlay districts such as COR or Sunrise MarketPlace (SMP), the code requires Design Review and ties review to Compatibility and public notice rules (see COR overlay provisions and SMP language).

Key decision-relevant table (short, with Code Reference)

What the reviewer typically checks Practical trigger / threshold Code Reference
Whether project requires Design Review and who reviews it Trigger table in § 106.62.040(B) (Director vs Commission; small single-family exceptions noted) § 106.62.040
Required design findings to approve a project 7 findings (compliance with Code/design, scale/massing, site design, circulation/parking, landscaping/open space, GP consistency, compliance with Chapter 106.31) § 106.62.040(D) and review authority table
Exemptions (small accessory structures; ADUs) Many SPAs explicitly exempt residential accessory structures; see general exemptions in § 106.22.040 § 106.22.040, § 106.42.200, § 106.42.015
SPA-level mandates (e.g., wetland/creek setbacks, oak protection) SPA text often sets unique standards (e.g., 50 ft wetland setback in Civic Center SPA) Civic Center SPA § 106.50.080; Greenback Woods § 106.50.100
Post-approval effective date / appeals Effective on day 11 after approval if not appealed; appeals per Chapter 106.72 § 106.64.020

Checklist

  • Confirm whether project meets the Design Review thresholds in § 106.62.040(B) and whether it’s exempt under § 106.22.040 (small accessory work, certain ADUs).
  • Prepare application materials per § 106.60.040: full site plan, landscaping plan, elevations, grading plan, tree retention/removal plan (SPA text often requires topo and 2‑ft contours).
  • Demonstrate how the project meets the 7 Design Review findings in § 106.62.040(D) (compatibility, circulation, landscaping, etc.).
  • Show compliance with Chapter 106.31 design standards (materials, rooflines, articulation, screening).
  • For SPA sites, provide SPA-specific deliverables (stream setbacks, oak tree protection, public access/trail elements) as required in SPA language (e.g., § 106.50.070, § 106.50.100).
  • If parking changes are part of the project, apply the [Citrus Heights Parking] standards and show parking counts/guest parking arrangements clearly.
  • Expect conditions of approval; the review authority may require performance guarantees or security for conditions (see § 106.64.060).

Risks & Ambiguities

Issue Why it matters What to verify
Whether an ADU or small accessory structure needs Design Review SPAs and general exemptions sometimes exempt small accessory structures and certain ADUs; misreading exemptions can cost time Confirm exemption applicability for the specific parcel (code refers to § 106.42.015 and § 106.42.200; verify with Planning staff).
Which authority hears the application (Director vs Commission) Different procedures, timelines and public-notice requirements Check the threshold table in § 106.62.040(B) and the project’s filing requirements.
SPA-specific numerical standards (setbacks, density) SPAs override or add to district rules — missing an SPA requirement leads to non-compliance Read the specific SPA section for the site (e.g., Civic Center § 106.50.080, Greenback Woods § 106.50.100).
Tree/stream protections and grading limits SPA and design standards limit grading and removal of native trees; violations can block approval and require mitigation Confirm tree‑protection thresholds (diameter cutoffs) and stream setback rules in the SPA text; City may require preservation/mitigation plans.
“Compliance with design standards” — how strictly are guidelines applied? Design guidelines allow flexibility but also require “substantial compliance” — the review authority exercises judgment Expect some negotiation; cite § 106.31.020 (guidelines applied with flexibility) and prepare to show how alternate choices meet the intent.
Overlaps with other permits (Use Permits, Variances) Design Review often runs concurrently with other planning permits; missing concurrent filing can delay approvals File Design Review with any required Use Permit/Minor Use Permit per § 106.62.050 and § 106.62.040 guidance.

Plain-English Summary

If you're building anything beyond a very small backyard shed or a stand-alone accessory unit, expect Citrus Heights to require a formal Design Review: you must file plans, show how the design meets the city's design guidelines and SPA rules (trees, creeks, parking, lighting), and convince either the Planning Director or the Planning Commission that the project fits the neighborhood and complies with the Zoning Code. The controlling procedure is in § 106.62.040 and the design criteria are in Chapter 106.31 — read those sections early and use the SPA text (if your lot sits in one) to learn the special local requirements.

Source References

  • § 106.62.040 — Design Review (purpose, applicability, findings and review authority)
  • Chapter 106.31 (Sec. 106.31.010–.040) — Design Standards (residential and commercial design guidelines)
  • § 106.22.040 — Exemptions from Planning Permit Requirements (small accessory work, etc.)
  • § 106.24.030 / Table 2‑2 — Zoning District Allowable Uses (referenced by multiple SPA texts) — Not reproduced in retrieved snippets; see code citation in SPA language.
  • § 106.60.040 — Application preparation and filing (referenced in Design Review and SPA requirements)
  • § 106.64.020 — Effective date of permits (Design Review effective on 11th day if not appealed)
  • SPA-specific Design Review requirements: § 106.50.070 (Camden Place SPA) ; § 106.50.090 (Citrus Heights Community SPA) ; § 106.50.100 (Greenback Woods SPA) ; § 106.50.107 (Mitchell Farms SPA) ; § 106.50.080 (Civic Center SPA)
  • Walls/fences design-review rules and related standards: § 106.30.050 and related design text.

Information Gaps

  • The uploaded materials reference district use tables (Table 2‑2 / § 106.24.030) and some Article 3 numeric development standards, but the full text of Table 2‑2 and the complete Article 2 numeric dimensional tables (exact setbacks by district, lot coverage percentages for RD‑5/15/20, and other district-specific numbers) were Not found in retrieved materials. Verify the exact permitted uses and numeric dimensional standards with the official Code or the Planning Department.
  • The Design Review "threshold table" in § 106.62.040(B) is referenced in the code; the uploaded snippets describe the table and provide examples, but a complete, row-by-row reproduction of the table (every threshold and size cutoff) was Not found in the retrieved snippets. Check § 106.62.040(B) in the full code for parcel-specific triggers.

Sources

Retrieved passages

  • Citrus Heights Zoning Code (§ 3) High relevance
  • Citrus Heights Zoning Code (CHAPTER 106.31) High relevance
  • Citrus Heights Zoning Code (Section are) High relevance
  • Citrus Heights Zoning Code (Section 106.24.030) High relevance
  • Citrus Heights Zoning Code High relevance
  • Citrus Heights Zoning Code (Section applies) High relevance
  • Citrus Heights Zoning Code (Section 16A.52) High relevance
  • Citrus Heights Zoning Code (Article 3) High relevance
  • Citrus Heights Zoning Code (Section 106.42.200) High relevance
  • Citrus Heights Zoning Code (Section are) High relevance
  • Citrus Heights Zoning Code (Section 106.60.040) High relevance

Cited sections

Frequently asked questions

Do I always need Design Review for an ADU in Citrus Heights?

Not always. The Zoning Code and multiple SPA sections explicitly exempt some residential accessory structures and certain Accessory Dwelling Units from planning permit requirements; see § 106.22.040(B) and the accessory references § 106.42.200 and § 106.42.015. However, many SPA texts and district rules still require Design Review where an ADU is part of larger development—verify with Planning for your parcel.

What findings must the reviewer make to approve Design Review?

The review authority must find that the project (1) complies with the Zoning Code, (2) has appropriate architectural design, massing and layout, (3) provides attractive site design (landscaping, lighting, grading), (4) provides safe and efficient access and parking, (5) provides appropriate open space and landscaping, (6) is consistent with the General Plan and applicable plans, and (7) complies with Chapter 106.31 design standards. These are listed in § 106.62.040(D).

Who decides design review applications — the Director or the Commission?

It depends on the project type and size per the review‑authority table in § 106.62.040(B). The Code shows some smaller residential changes are Director decisions, while larger projects, subdivisions and major commercial projects are Commission decisions. Always check the threshold table for your project.

Are there special design rules if my property is in an SPA (Special Planning Area)?

Yes. Each SPA (for example, Camden Place § 106.50.070, Civic Center § 106.50.080, Greenback Woods § 106.50.100) states that Design Review is required and adds SPA‑specific standards (creek setbacks, oak preservation, grading limits, density caps). You must comply with both the SPA text and the general design standards in Chapter 106.31.

What level of drawings and plans will the City ask for with a Design Review application?

The SPA sections and the Design Review process require site plans showing improvements, trees to be removed/retained, parking and circulation, landscaping, grading, topography (two‑foot contours in many SPA sections), floor plans and elevations sufficient to illustrate building character. See SPA development plan language and § 106.60.040 application guidance.

How strict are the design guidelines—can I propose a contemporary or non-traditional style?

The Code does not mandate a single style; Chapter 106.31 states no particular architectural style is required but emphasizes compatibility, scale and detailing. The guidelines are applied with flexibility but the review authority looks for substantial compliance with the intent of the guidelines. Expect to justify departures by showing how they meet the design objectives.

What happens after Design Review approval — can it be appealed?

A Design Review approval becomes effective on the 11th day after the approval date if not appealed; appeals follow Chapter 106.72 of the Zoning Code. Also, the City can impose conditions of approval and require performance guarantees under § 106.64.060.

Do I need to show parking in my Design Review submittal?

Yes. The reviewer must be satisfied with safe and efficient parking and circulation; parking minimums and loading standards come from the parking chapter and Article 3. If you propose shared or offsite parking, provide recorded access agreements or evidence per the parking rules (see Parking standards referenced in SPA text).

If my parcel has heritage oak trees, will that affect Design Review?

Yes. Several SPAs and Article 3 require minimizing removal of native or heritage trees and set DBH thresholds (e.g., nine‑inch or six‑inch diameter cutoffs in SPA text) and require mitigation or specific review authority approval for removal. Protecting trees is a recurring Design Review condition.

Where can I confirm whether my project needs Design Review before I apply?

Start by checking the thresholds in § 106.62.040(B) and the exemptions in § 106.22.040, then consult the Planning Department with your parcel number — SPA text (if your parcel is inside an SPA) will often control. For filing specifics see § 106.60.040.

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