Local zoning · Contra Costa County

Contra Costa County — Design Review

Design Review under the Contra Costa County local zoning and planning code, with the controlling citations.

Quick answer

In unincorporated Contra Costa County, many districts require a development plan with building elevations and full site details, reviewed by the Zoning Administrator at a public hearing; approvals need findings of consistency and compatibility (§ 84-46.1607; § 84-26.1806; § 84-50.1604). For applications under Chapter 84-63, the County has 10 days to deem completeness and 20 days to issue a determination (§ 84-63.804). In 65/35 areas, design must complement natural terrain (§ 814-2.804).

Last reviewed: July 25, 2026 · AI-generated analysis · General information, not legal advice · details

Compiled from Contra Costa County's adopted code with AI research tools and grounded in the sources cited below. Verify with Contra Costa County planning staff before relying on it.

Overview

In unincorporated areas of Contra Costa County, “design review” typically occurs through development plan review embedded in specific zoning districts and combining/overlay districts. The ordinance focuses on how proposed site plans, architecture, circulation, landscaping, and related features fit the setting, protect neighborhood investment, and remain compatible with surrounding uses. Approval authority and criteria are spelled out by district and article in the county’s zoning ordinance.

Most design review decisions in unincorporated Contra Costa County are made on a development plan by the Zoning Administrator at a public hearing, with required findings for consistency with district purpose and compatibility with nearby uses (§ 84-46.1607; § 84-26.1806; § 814-2.1406).

How design review is organized in the zoning code

Decision-maker and hearing: In several districts, the Zoning Administrator reviews development plan applications at a public hearing and may approve, modify, or deny them; approved plans cannot be changed without additional approval, and reasonable conditions may be imposed (§ 84-46.1607; § 84-26.1806; § 814-2.1406).
Submittals: Development plan applications must include scaled drawings showing topography, boundary survey, proposed structures and building elevations (architectural type), parking, access, utilities, landscaping, drainage, and more (§ 84-50.1604).
Criteria: Depending on district, the County evaluates overall composition, site relationships, height/arrangement/materials/colors, harmony with context and investment, conformance to any approved development control maps, and contribution to the area’s basic community functions (§ 84-70.008). Some districts require design to complement natural terrain and landscape (§ 814-2.804).
Timelines: For applications governed by Chapter 84-63 procedures, the Community Development Director has 10 calendar days to deem an application complete and 20 calendar days after completeness to issue a determination (noncoverage, exemption, or that a land use permit is required) (§ 84-63.804). Verify applicability to your district.
Flexibility in planned developments: In planned development contexts, the County may adopt standards in the preliminary/final development plan that are “more or less restrictive” than baseline code, including architectural design, height, coverage, parking, landscaping, lighting, signs, and building spacing/open area (§ 84-66.1404).

Use this page with the county’s zoning districts, relevant overlay districts, baseline development standards, and related topics like parking, landscaping and screening, signage, and potential variances and exceptions if relief from a standard is sought.

District-by-district design review and criteria (unincorporated areas)

Districts with Zoning Administrator development plan approval

Decision framework: The Zoning Administrator holds a public hearing to approve, modify, or deny a development plan; approvals require findings of consistency with the district’s purpose and compatibility with surrounding uses. Changes later require new approval; conditions can be imposed (§ 84-46.1607; § 84-26.1806).
Typical uses/dimensional standards: Not found in source materials.
Where it applies: Use the code citations above to confirm if your base district is one of those governed by these articles (§ 84-46.1607; § 84-26.1806). Verify with the jurisdiction.

—T Transitional Combining District

Purpose/applicability: A combining district intended to manage transitions between areas; applications are reviewed for overall composition and fit within adopted development controls (§ 84-70.008).
Review criteria:
- Well-related facilities resulting in a well-composed design, considering site, height, arrangement, texture, materials, color, appurtenances, and views from key points (§ 84-70.008(1)).
- Quality/character that harmonizes with and protects nearby public/private investment (§ 84-70.008(2)).
- Conformance with any Board-adopted development control map/drawings for the district (§ 84-70.008(3)).
- Enhancement of the surrounding area’s basic community functions (§ 84-70.008(4)).
Typical uses/dimensional standards: Not found in source materials.

Planned development contexts (preliminary/final development plan)

Applicability: In planned development settings, the Planning Commission may recommend, and the Board may adopt, standards as part of the preliminary and require in the final development plan that can be tighter or looser than otherwise required (§ 84-66.1404).
Design-related levers that can be set:
- Height limits, percent coverage, parking ratios/areas, access design, landscaping, fences/walls/lighting, sign limits, building arrangement/spacing (open area), off-street loading, use limitations, architectural design, phasing schedules, bonds (§ 84-66.1404(1)–(14)).
Typical uses/dimensional standards outside adopted plan: Not found in source materials.

65/35 Land Preservation Plan area

Applicability: Chapter 82-1 (65/35 Land Preservation Plan) establishes development standards for designated plan areas (§ 814-2.802).
Core design standard: Streets, buildings, and other structures must be designed and located to complement natural terrain and landscape (§ 814-2.804).
Process: Development plan applications in this context are reviewed by the Zoning Administrator at a public hearing; approvals require consistency with district purpose and area compatibility; modifications require additional approval; conditions may be imposed (§ 814-2.1406).
Flexibility: Exceptions to Titles 7 and 9 improvements may be allowed if needed to meet the chapter’s standards/objectives (§ 814-2.818).
Typical uses/dimensional standards: Not found in source materials.

SD-1 district (combining applicability)

Applicability: The SD-1 district may be combined with planned unit or agricultural districts in a General Plan residential area, or with any single-family or two-family residential district (§ 814-2.402).
Design review: Not specified beyond the combining applicability in the source; where combined, design review typically occurs through the applicable development plan process. Verify with the jurisdiction.
Typical uses/dimensional standards: Not found in source materials.

Rezones to Residential near Industrial districts

Applicability/trigger: Lands zoned A-1, A-2, A-3 within 200 feet of H-I, L-I, C-M, or W-3 that are being changed to any residential district are subject to further Planning Commission review (§ 82-2.016).
Review scope: Location of land uses and the site development plan must be approved to ensure compatibility with adjacent districts (§ 82-2.016).
Typical uses/dimensional standards: Not found in source materials.

What must be in a development plan submittal

Minimum submittals required for development plan approval include (§ 84-50.1604):

Topography and boundary survey.
All existing and proposed structures with height and number of dwelling units.
Planting/landscaping areas and any recreational facilities.
Automobile parking areas; vehicular/pedestrian ways with grades/widths/improvements; ingress/egress points.
Utilities; surface drainage and outlets.
Building elevations indicating architectural type.
Any additional information the Zoning Administrator requires, including a statement of General Plan consistency (§ 84-50.1604(12)).

Who reviews what — at a glance

Context in unincorporated areas	Trigger	Decision-maker & hearing	Key criteria/tools	Required submittals	Code Reference
Districts governed by § 84-46.1607	Development plan	Zoning Administrator; public hearing; may approve/modify/deny; conditions allowed; changes need re-approval	Consistency with district purpose; compatibility with nearby uses	Scaled drawings incl. elevations, site, parking, access, utilities, landscaping, drainage	§ 84-46.1607; § 84-50.1604
Districts governed by § 84-26.1806	Development plan	Zoning Administrator; public hearing; same authorities	Same findings as above	Same as above	§ 84-26.1806; § 84-50.1604
—T Transitional Combining District	Application in —T	Planning Director consideration	Well-composed design; harmony with area; conformance to any development control maps/drawings; community function	Not specified beyond standard development plan list	§ 84-70.008; § 84-50.1604
Planned development contexts	Preliminary/final development plan adoption	Planning Commission recommends; Board adopts	May set more/less restrictive standards incl. height, coverage, parking, landscaping, signs, architectural design	As required by the adopted plan and Zoning Administrator	§ 84-66.1404; § 84-50.1604
65/35 Land Preservation Plan area	Development plan	Zoning Administrator; public hearing	Design/placement must complement natural terrain and landscape	Standard development plan package	§ 814-2.804; § 814-2.1406; § 84-50.1604
Applications under Ch. 84-63 procedures	Application intake	Community Development Director administrative review	Completeness and determination timelines	Application per governing chapter	§ 84-63.804 (10-day completeness; 20-day determination)
Rezones to Residential near Industrial	Site development plan at/after rezone	Planning Commission	Compatibility of land uses and site plan near industrial districts	Site development plan	§ 82-2.016

Cross-reference related standards that can shape your submittal, like development standards, parking, landscaping and screening, and signage. If a project also sits in a historic overlay, additional review may apply; see historic preservation. If strict application of a standard is impractical, explore variances and exceptions.

Checklist

Confirm your parcel is in the unincorporated area and identify the applicable base district and any combining/overlay districts via the county zoning map (§ 84-2.004).
Determine whether your district requires a development plan and hearing before the Zoning Administrator (§ 84-46.1607; § 84-26.1806; § 814-2.1406) or Planning Director consideration (§ 84-70.008).
Prepare a complete development plan package with all required items, including building elevations (architectural type) and site systems (§ 84-50.1604).
If within the 65/35 Land Preservation Plan area, ensure siting and design complement natural terrain/landscape (§ 814-2.804).
If in a planned development context, confirm any Board-adopted plan standards (they may be stricter/looser than base code; include architectural design controls) (§ 84-66.1404).
For applications processed under Chapter 84-63 procedures, track the 10-day completeness and 20-day determination timeframes (§ 84-63.804). Verify applicability to your case.
If near industrial zoning and undergoing a rezone to residential, coordinate with Planning Commission on the site development plan for compatibility (§ 82-2.016).
Anticipate potential conditions of approval and be prepared to seek approval for any future plan changes (§ 84-46.1607(c); § 84-26.1806(c); § 814-2.1406(c)).

Risks & Ambiguities

Issue	Why it matters	What to verify
Which specific base district triggers Zoning Administrator development plan review	The code excerpts show the process, but not all districts are listed in the source materials	Identify your exact district article and whether it references § 84-46.1607 or § 84-26.1806; Verify with the jurisdiction
Applicability of Chapter 84-63 timelines to your project	The 10/20-day clock applies to applications under that chapter	Ask County staff if § 84-63.804 governs your submittal
SD-1 district standards	Only the combining applicability is provided	Obtain the full SD-1 article for any additional design controls; Not found in source materials
Specific permitted uses/dimensional standards by district	Needed to design a compliant project	Consult the district’s full article in the zoning code; Not found in source materials
Content of “development control maps/drawings” in —T district	These documents can add site-specific design constraints	Request the Board-adopted maps/drawings referenced in § 84-70.008(3)
Extent of “architectural design” regulation in planned developments	Could affect materials, colors, form	Review the adopted preliminary/final development plan conditions under § 84-66.1404
Exceptions to improvement standards in 65/35 area	May affect road and utility design	Coordinate early if seeking exceptions under § 814-2.818

Plain-English Summary

If you’re building in unincorporated Contra Costa County, many districts require a formal development plan that shows your site layout, architecture, parking, access, landscaping, and utilities. A County hearing officer (the Zoning Administrator) usually reviews the plan for compatibility with nearby uses and consistency with the district’s purpose, can add conditions, and must approve any later changes. Some overlays (like the 65/35 plan and —T transitional district) add design criteria, and planned developments can set custom architectural, height, and site standards.

Source References

Contra Costa County Ordinance Code, Title 8 – Zoning, § 84-2.004 (Districts established). https://library.municode.com/ca/contra_costa_county/codes/ordinance_code
Contra Costa County Ordinance Code, § 84-50.1604 (Development plan application contents).
Contra Costa County Ordinance Code, § 84-46.1607 (Development plan review—Zoning Administrator; approval/changes/conditions).
Contra Costa County Ordinance Code, § 84-26.1806 (Development plan review—Zoning Administrator; approval/changes/conditions).
Contra Costa County Ordinance Code, § 84-66.1404 (Planned development latitude; architectural design, height, parking, signs, etc.).
Contra Costa County Ordinance Code, § 84-70.008 (Application review criteria—well-composed design; development control maps).
Contra Costa County Ordinance Code, Division 82 – General Regulations, Chapter 82-1 (65/35 Land Preservation Plan), § 814-2.802 (General), § 814-2.804 (Design), § 814-2.818 (Improvement exceptions), § 814-2.1406 (Development plan review).
Contra Costa County Ordinance Code, § 84-63.804 (Application completeness and 20-day determination).
Contra Costa County Ordinance Code, § 82-2.016 (Rezones to residential near industrial—site development plan).
Contra Costa County Ordinance Code, § 814-2.402 (SD-1 district—combining applicability).
Contra Costa County Ordinance Code, § 816-6.8006 (Review and site inspection).

Sources

Source passages

Contra Costa County Zoning Code (§ 814-2.804) Medium relevance
Contra Costa County Zoning Code (§ 814-2.1406) Medium relevance
Contra Costa County Zoning Code (§ 84-70.008) Medium relevance
Contra Costa County Zoning Code (§ 814-2.802) Medium relevance
Contra Costa County Zoning Code (§ 84-63.804) Medium relevance
Contra Costa County Zoning Code (§ 84-50.1604) Medium relevance
Contra Costa County Zoning Code (§ 84-46.1607) Medium relevance
Contra Costa County Zoning Code (§ 84-66.1404) Medium relevance
Contra Costa County Zoning Code (§ 82-2.016) Medium relevance
Contra Costa County Zoning Code (§ 814-2.402) Medium relevance
Contra Costa County Zoning Code (§ 84-26.1806) Medium relevance
Contra Costa County Zoning Code (§ 816-6.8006) Medium relevance
Contra Costa County Zoning Code (§ 84-2.004) Medium relevance
Contra Costa County Zoning Code (§ 814-2.818) Medium relevance

Cited sections

Official Contra Costa County code library

Frequently asked questions

Do I need design review for my project in unincorporated Contra Costa County?

Often yes. Many districts require a development plan showing site layout and architecture, reviewed by the Zoning Administrator at a public hearing, who must find the project consistent with the district’s purpose and compatible with nearby uses (§ 84-46.1607; § 84-26.1806; § 814-2.1406). Check your district article to confirm.

What drawings are required in a design/development plan submittal?

You must provide scaled drawings showing topography, a boundary survey, all existing/proposed structures with heights and units, landscaping, parking, access, utilities, drainage, recreational facilities (if any), and building elevations indicating architectural type (§ 84-50.1604).

What criteria does the County use to judge design quality?

In the —T transitional combining district, the Planning Director considers overall composition, materials/colors, relationships to surroundings and key viewpoints, harmony with investment, and conformance to any development control maps/drawings (§ 84-70.008). In 65/35 plan areas, design must complement the natural terrain and landscape (§ 814-2.804).

Who approves my development plan and can they impose conditions?

The Zoning Administrator typically approves, modifies, or denies development plans at a public hearing and may impose reasonable conditions to carry out the district’s purpose (§ 84-46.1607(d); § 84-26.1806(d); § 814-2.1406(d)).

How fast will the County determine if my application is complete?

Where Chapter 84-63 procedures apply, the Community Development Director has 10 calendar days to deem an application complete or request more information, and 20 calendar days after completeness to issue a determination (noncoverage, exemption, or need for a land use permit) (§ 84-63.804). Verify that this chapter governs your submittal.

Can design standards be different from the base zoning in a planned development?

Yes. In planned development settings, the County can adopt preliminary/final development plan standards that are more or less restrictive than the base code, including height, coverage, parking, landscaping, lighting, signs, building spacing, and architectural design (§ 84-66.1404).

What happens if I change my approved plans after approval?

Once a plan is approved, it cannot be changed without new approval from the Zoning Administrator; the Administrator may schedule another public hearing (§ 84-46.1607(c); § 84-26.1806(c); § 814-2.1406(c)).

Are site visits part of design review?

They can be. Before making a decision, the Director or designee may review applications using the criteria in the applicable article, and the review may include a site visit (§ 816-6.8006).

Does the County require special review when rezoning to residential near industrial areas?

Yes. Lands rezoned to residential within 200 feet of certain industrial districts require Planning Commission approval of the location of land uses and the site development plan to ensure compatibility (§ 82-2.016).

Do 65/35 Land Preservation Plan areas have special design rules?

Yes. Projects must be designed and located to complement the natural terrain and landscape, and are subject to Zoning Administrator development plan review with compatibility findings (§ 814-2.804; § 814-2.1406).

General information, not legal advice.

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