Davis — Design Review

Last reviewed: July 2, 2026

Overview

Design review in Davis is codified under the Davis Municipal Code's site plan and architectural approval rules (Article 40.31) and is applied across residential, commercial, downtown, and overlay districts to evaluate building siting, architecture, landscaping, circulation and related exterior elements. The process authorizes the Community Development and Sustainability Director, the Planning Commission, or the City Council to approve, conditionally approve, or deny projects based on explicit findings about consistency with the General Plan, zoning, and adopted design guidelines (§ 40.31.010, § 40.31.085) .

For context on where design review sits inside Davis planning, see the city's zoning menu and related topics: Davis Zoning, Davis Development Standards, Davis Parking, Davis Overlay Districts, Davis ADUs, Davis Historic Preservation and the statewide code referenced at California Building Standards Code.

How the Davis rules work (core rules)

• A citywide design review process exists and is administered by the Community Development and Sustainability Director (or their designee) with authority to process site plan and architectural approval requests consistent with Article 40.31 (§ 40.31.010) .
• The purpose is to ensure "orderly and harmonious" development and to avoid unsightly or incompatible exterior design that would harm surrounding properties or public welfare (§ 40.31.020, § 40.31.030) .
• The decision-maker may be the Director, Planning Commission, or City Council depending on the project and process identified in Article 40.39 (administrative approvals and appeals) — the procedures for processing are tied to Article 40.39 (§ 40.31.070; appeals at § 40.31.090) .
• Approval may be granted only if required findings are made: consistency with the General Plan and zoning, suitable architecture/site/landscape that enhances neighborhood character, compatibility of mass/height/scale, no circulation conflicts, and consideration of site climate/conditions with appropriate materials and maintenance conditions (§ 40.31.085) .
• Design review approvals expire if substantial construction has not begun within 36 months (extensions and litigation tolling rules exist) (§ 40.31.100) .
• The Director's review responsibilities explicitly include siting, landscape, parking/circulation (auto and bicycle), screening of service areas, exterior lighting, exterior elevations/materials/colors, and sign design (among others) (§ 40.31.040) .

District-by-district breakdown

Below are the Davis districts where design review rules are explicitly tied into the zoning standards or design guidelines. Each subsection gives the district purpose, typical permitted uses, key dimensional standards, where design review applies, and the primary code reference.

R-1 (Residential One-Family)

• Purpose: Stabilize and protect single-family residential character; intended for single-family homes and appurtenant services (§ 40.03.010) .
• Typical permitted uses: single‑family dwellings (≤5 bedrooms), limited agriculture, family/day care, small group care, supportive/transitional housing (§ 40.03.020) .
• Key dimensional standards (selected): Lot area R-1-15 = 15,000 sf; R-1-8 = 8,400 sf; R-1-6 = 7,000 sf corner / 6,000 sf interior; Lot coverage ≤ 40%; Height max 2 stories / 30 ft; Usable open space 20% (varies by subzone) (§ 40.03.060, § 40.03.050) .
• Where design review applies: Site plan and architectural approval is required for all uses in R-1 unless otherwise specified; design review also is the process used for increases in FAR and certain additions/new two‑story homes (§ 40.03.070; cross-reference § 40.31.040) .

R-2 (Residential One- and Two-Family)

• Purpose / permitted uses: Intended for one- and two-family housing (detailed uses in Article 40.04) (§ 40.04.010) .
• Key dimensional standards (selected): Lot area commonly 7,000 sf corner / 6,000 sf interior for single-family; Lot coverage 40%; Height max 2 stories / 30 ft; Front yard typically 20 ft; FAR up to 40% + 500 sf garage; increases in FAR require discretionary design review (§ 40.04.060, § 40.04.050) .
• Where design review applies: Site plan and architectural approval required for all uses; design guidelines and special area standards (Old North/Old East Davis) create additional design review triggers (§ 40.04.070, § 40.04A.090) .

R-R (Residential Restricted)

• Purpose / uses / standards: Residential restricted districts are covered in Article 40.06 and referenced directly in the code for design review cross‑checks (e.g., increases in FAR and yard/coverage calculations reference § 40.06.060) — specific R-R dimensional tables are in § 40.06.060 (see code) (§ 40.31.040 cross‑references § 40.06.060) .
• Where design review applies: Site plan and architectural approval is required for uses in R‑R per § 40.03.070 and the Article 40.31 triggers for floor‑area and significant additions (§ 40.31.040, § 40.31.085) .
• Verify parcel-specific standards with the zoning map and § 40.06.060 because the code lists subzone-specific figures there. Verify with the jurisdiction for parcel-level questions.

CMU (Commercial Mixed Use)

• Purpose: Mixed commercial/residential emphasis; site and architectural theme expected (§ 40.18.070).
• Typical uses: Mixed retail, commercial, office, residential combinations; the Director is charged with developing an architectural theme for CMU and ensuring projects are consistent with that theme (§ 40.18.070(b)) .
• Key standards & where design review applies: Site plan and architectural approval shall be required for all uses in CMU and the Director may prescribe an architectural theme to be enforced via design review (§ 40.18.070(b)) .

Downtown Zones (Downtown Code; Articles 40.13 & 40.14)

• Purpose: Implement the Downtown Davis Specific Plan; refine form, frontage, massing and frontage types for a walkable downtown (§ 40.13.020) .
• Typical uses: Mixed-use buildings with ground-floor retail and upper-floor residential/office; frontage and building types are regulated (§ 40.13.020, § 40.14.070) .
• Key standards: Downtown has specific FAR tables, building types, frontage types, and massing/facade articulation standards — many of which make design review mandatory and tie discretionary bonuses (for FAR/height) to design review (§ 40.14.070, § 40.14.080) .
• Where design review applies: Projects within Downtown Zones are subject to the Downtown Code and must follow the site plan approval process of Article 40.31; ministerial exceptions exist only where the code expressly identifies them (e.g., specific qualified ministerial housing sites) (§ 40.13.020 ) .

Downtown & Traditional Residential Neighborhood Overlay (DTRN)

• Purpose: Conserve traditional neighborhood character and guide compatible infill (§ 40.14A.010) .
• Where design review applies: The adopted DTRN design guidelines are used by the Director or Planning Commission in reviewing projects; site plan and architectural approval is required for projects shown in the guidelines (§ 40.14A.030) .

High Density Residential (HDR) Overlay

• Purpose: Enable higher‑density residential or mixed-use development under a set of overlay standards (§ 40.09A.010 et seq.) .
• Typical uses: Multi‑family and mixed‑use residential projects; single‑family and duplexes are prohibited in HDR (§ 40.09A.070) .
• Key dimensional standards: Lot area min 7,500 sf, lot width min 70 ft, building height max 60 ft, setbacks (front 10 ft / side street 10 ft / interior side 5 ft / rear 10 ft), lot coverage max 50%, FAR max 2.0 (§ 40.09A.080) .
• Where design review applies: Site plan and architectural approval by the Director is required for all development in the HDR overlay (Article 40.31 cross‑reference) except as stated for qualifying ministerial projects (§ 40.09A.100, § 40.09A.110) .

R-2‑CD (Residential Conservation District: Old North/Old East Davis)

• Purpose and rules: Conservation district with adjusted lot/height/lot coverage and historic-sensitive review; design review is required and special front/back/setback rules apply (§ 40.04A.010 — 40.04A.060) .

Quick reference table — most decision‑relevant design review triggers

Checklist

An applicant should prepare to satisfy these items (each is required or directly referenced in the code):

• Establish which decision path applies (Director ministerial vs. discretionary Planning Commission/City Council) and follow Article 40.39 processing rules (§ 40.31.070, § 40.31.090) .
• Provide site plan, exterior elevations, materials/colors, landscape plan (existing and proposed trees/shrubs), and circulation/parking plans for auto and bicycle as required by § 40.31.040 .
• Demonstrate the five approval findings: General Plan/zoning consistency; suitable architecture/site design; compatibility with neighborhood mass/scale; no circulation conflicts; appropriate materials and maintenance conditions (§ 40.31.085) .
• Show compliance with the applicable district standards (for example, R-1 or HDR overlay dimensional standards) and any overlay or downtown code standards (§ 40.03.060, § 40.09A.080, § 40.13.020) .
• If seeking FAR/height/yard exceptions, include justification tied to design review criteria — some increases require discretionary review (§ 40.31.040(s); § 40.14.080 for downtown bonuses) .
• For projects in overlays (DTRN, HDR, R‑2‑CD) provide any additional required design guideline compliance documentation (§ 40.14A.030, § 40.09A.110, § 40.04A.060) .
• Prepare for appeals timeline: appeals procedures reference Article 40.39 (§ 40.31.090) .

Risks & Ambiguities

Plain-English Summary

Design review in Davis is the zoning review step that checks a project's exterior design, siting, landscaping and circulation to make sure it fits the General Plan, the local zoning rules, and any adopted design guidelines; the Director or the Planning Commission makes the decision using the findings in § 40.31.085, and many zones and overlays (Downtown, DTRN, HDR, R‑1/R‑2 neighborhoods) explicitly require site plan and architectural approval before building permits proceed (§ 40.31.010; § 40.31.085; district provisions) .

Source References

• Davis Municipal Code, Article 40.31 (Site Plan and Architectural Approval: creation, purpose, findings, functions of Director, procedures, appeals, term) — §§ 40.31.010, 40.31.020, 40.31.040, 40.31.070, 40.31.085, 40.31.090, 40.31.100 .
• R‑1 District: §§ 40.03.010, 40.03.020, 40.03.050, 40.03.060, special conditions/plan approval requirements (§ 40.03.070) .
• R‑2 / R‑2‑CD: §§ 40.04.010, 40.04.050, 40.04.060, and R‑2‑CD conservation rules (§ 40.04A.010–40.04A.060) .
• R‑R references and cross‑references to increases in FAR: § 40.06.060 (see code) and Director review cross‑references (§ 40.31.040(s)) .
• Downtown Code and Downtown Design Standards: Articles 40.13 and 40.14 including § 40.13.020, § 40.14.070, § 40.14.080 (massing/facade standards) .
• DTRN Overlay: Article 40.14A, § 40.14A.010–40.14A.030 (purpose, applicability, architectural standards and approval) .
• HDR Overlay: Article 40.09A, §§ 40.09A.010, 40.09A.070, 40.09A.080, 40.09A.100, 40.09A.110 (standards and design review/ministerial exceptions) .
• Minor modifications / exceptions: § 40.27.080 (limits on minor modifications) .

(These citations point to the Davis Zoning/Chapter 40 material included in the retrieved ordinance excerpts; verify parcel-level rules with the City of Davis and the official Code/map.)

Retrieved passages

• Davis Zoning Code (§ 1) High relevance show source text
• Davis Zoning Code (Article 40.39) High relevance show source text
• Davis Zoning Code (§ 1) High relevance show source text
• Davis Zoning Code (§ 40.31.100.) High relevance show source text
• Davis Zoning Code (§ 40.09A.060.) High relevance show source text
• Davis Zoning Code (§ 40.31.040.) High relevance show source text
• Davis Zoning Code (section of) Medium relevance show source text
• CBC § 1 (§ 1) Medium relevance show source text
• Davis Zoning Code (§ 40.09A.090.) High relevance show source text
• CBC § 1 (article is) Medium relevance show source text
• CBC § 8.6 (Article 40.31.) Medium relevance show source text
• Davis Zoning Code (§ 40.03.045.) Medium relevance show source text

Cited sections

• Davis Municipal Code, Article **40.31** (Site Plan and Architectural Approval: creation, purpose, findings, functions of Director, procedures, appeals, term) — §§ **40.31.010**, **40.31.020**, **40.31.040**, **40.31.070**, **40.31.085**, **40.31.090**, **40.31.100** .
• R‑1 District: §§ **40.03.010**, **40.03.020**, **40.03.050**, **40.03.060**, special conditions/plan approval requirements (§ **40.03.070**) .
• R‑2 / R‑2‑CD: §§ **40.04.010**, **40.04.050**, **40.04.060**, and R‑2‑CD conservation rules (§ **40.04A.010**–**40.04A.060**) .
• R‑R references and cross‑references to increases in FAR: § **40.06.060** (see code) and Director review cross‑references (§ **40.31.040(s)**) .
• Downtown Code and Downtown Design Standards: Articles **40.13** and **40.14** including § **40.13.020**, § **40.14.070**, § **40.14.080** (massing/facade standards) .
• DTRN Overlay: Article **40.14A**, § **40.14A.010**–**40.14A.030** (purpose, applicability, architectural standards and approval) .
• HDR Overlay: Article **40.09A**, §§ **40.09A.010**, **40.09A.070**, **40.09A.080**, **40.09A.100**, **40.09A.110** (standards and design review/ministerial exceptions) .
• Minor modifications / exceptions: § **40.27.080** (limits on minor modifications) .
• Davis_ZoningCode.md

• Official Davis code library