Local zoning · Livermore

Livermore — Design Review

Q: If my lot is in the Historic Preservation combining district, who reviews exterior changes?

Projects affecting historic resources in HP‑L or HP‑H areas require a certificate of appropriateness and review by the Historic Preservation Commission; the certificate has its own findings and appeal path that may be different or additional to regular design review ( § 2-73-050(C–F) ) .

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

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Last reviewed: July 2, 2026

Overview

Design review in Livermore is a discretionary, design-focused review required by the Livermore Planning and Zoning Code (LPZC) to ensure new construction and significant exterior changes meet the city's visual, landscaping, and site-design policies. The code establishes when design review is required, the decision bodies (zoning administrator, planning commission, city council), the findings required for approval, and application submittal requirements (see § 5-05-110 through § 5-05-190) . For context on how design review fits with other local rules see the Livermore zoning & planning overview and the city’s development standards pages (/us/california/livermore and /us/california/livermore/development-standards).

Note: This page covers only what the Livermore zoning/planning ordinance says about design review. Building-code requirements in the California Building Standards Code (Title 24) are outside the scope and handled separately.

What the code requires (high-level)

The purpose and goals of design review are set out in § 5-05-110 (image/character, compatibility, architectural quality, protect property values and public welfare) .
No building permit may be issued for a project that triggers design review until design review recommendation or final action has been taken (see § 5-05-120) .
Which projects go to the Planning Commission vs. administrative review are listed in § 5-05-130 and § 5-05-140 respectively; the Planning Commission or Zoning Administrator may shift a project between those tracks per § 5-05-150 .
All design review approvals must be supported by written findings of conformance with the city’s design guidelines (the criteria are in § 5-05-160) .
Application content and plan submittal requirements are specified in § 5-05-180 (site plans, elevations, colors/materials, landscaping, lighting, signs where applicable) .

In practice, design review in Livermore is tightly tied to site plan approval processes (Chapter 4‑10 LPZC) and to Planned Development (PD) ordinances where PD zoning explicitly requires combined site plan approval and design review (see PD‑R, PD‑C, PD‑I rules in § 2-76-080 and § 2-76-100) .

District-by-district breakdown (where the LPZC ties design review to specific districts)

Below are district-specific notes limited to design-review-related requirements and the LPZC references that establish them. For full permitted-use lists and all numeric development standards, consult each district's articles in the LPZC (references below).

DR — Design Review Combining District

Purpose: The DR combining district exists to give the city discretionary authority to evaluate site, building, and landscaping design and to apply additional design standards when necessary to protect the area’s appearance and compatibility (see § 2-73-060; the district allows modification of development standards subject to findings) .
Typical review topics: setbacks, height, bulk, landscaping, colors/materials, architectural theme; the district specifically lists items that may be modified under discretionary review (minimum yards, building height, maximum floor area, landscaping standards, materials/colors) § 2-73-060(C) .
Where it applies: Properties that the city maps with the DR combining district (see the zoning map); a project inside a DR overlay cannot proceed without the findings in § 2-73-060(D) being made by the approving body .
Key statutory finding to allow development: consistency with visual resource policies and city design guidelines and no adverse impact on neighboring, less intensive uses (§ 2-73-060(D)) .

RL — Low Density Residential (example: RL series)

Purpose: RL districts provide for single‑family residences and related accessory uses with flexibility for lot sizes/types; the district text explicitly notes that permitted uses are subject to zoning use permits and design review "as required under § 5-05-110" (§ 2-16-020) .
Typical permitted uses: One single‑family dwelling per lot; accessory uses; secondary/secondary dwelling units are referenced (secondary dwelling units regulated by § 3-10-020) — see § 2-16-020 .
Key dimensional standards: Lot-specific numbers are contained in § 2-16-040 (minimum lot specifications and lot development regulations); the code states these standards exist but the numeric table is in that section (see the LPZC article) . Verify parcel‑specific numbers with the jurisdiction.
Where it applies: Everywhere the zoning map lists an RL subdistrict (e.g., RL‑5, RL‑7.5) and the RL article requires design review where indicated by § 5-05-110 .

PD — Planned Development Districts (PD‑R, PD‑C, PD‑I)

Purpose: The PD (planned development) ordinance allows tailored development standards and requires combined site plan approval and design review before building/grading permits (see § 2-76-080(C) and § 2-76-100(3)) .
Typical permitted uses: Determined by the specific PD ordinance adopted for the site (the PD must list uses permitted, conditional uses, accessory uses — § 2-76-080(B) and § 2-76-100(2)) .
Key dimensional standards: The PD ordinance must include clear development standards for lot sizes, yards, site coverage, building height, parking, open space, signs — numeric values are set in each PD ordinance, not generically in the PD article (§ 2-76-080(B) / § 2-76-100(2)) .
Where it applies: Only to properties rezoned with a PD ordinance; PD project approvals may include additional design features justifying deviations from conventional zoning (§ 2-76-080(D)) .

SLV‑AG — South Livermore Valley Agricultural District (SLV‑AG)

Purpose: Protect agricultural character while allowing limited residential/agricultural uses.
Typical permitted uses: Single-family dwellings, agriculture, accessory structures — the district requires site plan approval and design review before building permits (§ 2-85-060) .
Key dimensional standards (explicitly stated in the SLV‑AG article): Front yard 30 ft, Side yard 20 ft, Rear yard 50 ft, Maximum site coverage 20%, Max principal building height 40 ft (with conditional use permit possible for taller agricultural/public structures) — see § 2-85-050 and § 2-85-060 for the design-review link .
Where it applies: Parcels mapped SLV‑AG; any new structure or grading requires site plan approval and design review prior to permits (§ 2-85-060) .

CHS — Central Highway Service / Special commercial districts that require site design review

The CHS district and certain other commercial districts require site plan approval and architectural/site design review and specifically require the planning commission to make findings of high‑quality architectural treatment in site plan approval (§ 2-34-060) .

HP — Historic Preservation Combining Districts (HP‑L, HP‑H)

Purpose: Provide a higher level of review/protection for historic resources; exterior alterations/demolitions are subject to certificates of appropriateness and review beyond general design review (see § 2-73-050 and HP provisions) .
Where it applies: Properties designated HP‑L (landmark) or HP‑H (heritage); in HP districts, more restrictive standards apply and review is via the Historic Preservation Commission (certificate of appropriateness) — see § 2-73-050(C–E) .

Quick table: Decision‑relevant design review triggers and standards

What it covers / triggers	Summary	Code reference
Purpose and goals of design review	City objectives: image/character, compatibility, architectural quality, protect property values	§ 5-05-110
Projects requiring Planning Commission design review	New nonresidential development (large additions), multi‑family ≥5 units, major residential subdivisions, other specified projects	§ 5-05-130
Projects subject to administrative design review	Small multi‑family (2–4 units), many additions that match existing architecture, associated signs	§ 5-05-140
Findings required for approval	Conformance with design guidelines (site plan relationships, materials/colors, scale, landscaping, lighting, compatibility)	§ 5-05-160
Application submittal requirements	Site plan, building elevations, colors/materials, water‑efficient landscaping calcs, lighting, signs, accessory elements	§ 5-05-180(A–C)
DR combining district: allowable modifications	Lists development standards that may be modified under DR review (setbacks, height, lot size, FAR, landscaping, materials)	§ 2-73-060(C)
PD ordinances: site plan + design review required	PDs must require site plan approval under Chapter 4-10 and design review under § 5-05-110 before building/grading permits	§ 2-76-080(C) / § 2-76-100(3)

Practical guidance for applicants (plain-English synthesis)

Early: Identify whether your property is in a DR overlay, a PD zone, HP overlay, or a district that explicitly calls out design review (examples above) — these dictate whether design review is required and which body hears it (see § 2-73-060, § 2-76-080, § 5-05-130) .
Expect to submit full site plans and elevations showing materials, colors, landscaping (water‑efficient calculations), lighting and sign proposals up front — the checklist in § 5-05-180 is the baseline; incomplete submittals delay processing .
If you’re proposing changes to numeric standards (setbacks, height, lot coverage) inside a DR district or a PD that contemplates deviations, the approving body must make specific findings that the design features justify those variations (§ 2-73-060(C) and PD provisions) .
Sign programs and individual signs are regularly treated as part of design review when tied to an overall project; see § 5-05-110 and related provisions on signs for when signs are reviewed with a project .
Work with staff early: the zoning administrator can route admin design review or refer to the planning commission; conversely the planning commission may vote to send a project to administrative review (flexibility is built into § 5-05-150) .

Also note how design review connects with other local requirements: off‑street parking rules live in the parking chapter (/us/california/livermore/parking) and may be required as part of design review submittals; landscaping and screening plans are part of the design submittal (/us/california/livermore/landscaping-and-screening); and if your property sits in an overlay district consult the corresponding overlay standards (/us/california/livermore/overlay-districts).

Checklist

Confirm zoning and any combining districts (DR, HP, PD, SLV‑AG) on the property (verify with the Planning Division). See § 2-73-060, § 2-76-080, § 2-85-060 .
Determine whether the project triggers Planning Commission design review (§ 5-05-130) or administrative review (§ 5-05-140) and whether the zoning administrator may reassign the review (§ 5-05-150) .
Prepare application form and filing fee (per § 5-05-100) and required plans: site plan, elevations, materials/colors, landscaping with water‑efficient calculations, lighting plan, sign/master sign program if applicable (see § 5-05-180) .
Address the findings in § 5-05-160 in your narrative: compatibility, materials/colors, landscaping, lighting, public safety, and relationship to adjacent uses .
If you seek modifications to development standards in a DR or PD, prepare explicit design features that justify each variation as required by § 2-73-060(C) and PD provisions .
Expect hearing notices and the ability to appeal administrative decisions to the planning commission and commission decisions to the city council per § 5-05-170 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether an ADU/secondary dwelling unit triggers design review	Some residential use lists reference secondary units but code ties many RL uses to design review "as required under § 5-05-110" — this can be applied case-by-case	Check parcel zoning and whether the proposal exceeds thresholds requiring design review; consult the Planning Division (LPZC § 2-16-020 and § 5-05-110)
Exact numeric standards for each RL subdistrict	The RL article references a minimum‑lot/yard table (e.g., § 2-16-040) but numeric values are not present in the design‑review sections	Pull the RL numeric table in § 2-16-040 for parcel‑specific standards; if missing in file, verify with the jurisdiction (Not found in retrieved materials)
Whether small cosmetic changes will be routed to administrative review or to the Planning Commission	The code allows discretion: the zoning administrator or commission may change the review type (§ 5-05-150) — creates uncertainty for applicants	Ask planning staff for an early determination; request a pre‑application meeting; the code gives this authority (§ 5-05-150)
Interaction with historic review (HP districts)	HP districts may require a certificate of appropriateness in addition to or instead of standard design review; procedure and findings differ (HP provisions)	If property is in an HP‑L or HP‑H area, verify whether Historic Preservation Commission review is required (see § 2-73-050)
Sign review timing	Signs can be included in administrative or planning‑commission review depending on project scope; inconsistent expectations can delay sign approval	If signs are part of a project, include a master sign program in the design submittal per § 5-05-110 and § 5-05-180

Plain‑English Summary

In Livermore, many projects — especially new commercial buildings, larger additions, multi‑family developments, projects in a Design Review (DR) or Planned Development (PD) zone, and some residential subdivisions — must pass a design review that shows the building, landscaping, and site design fit the city’s design guidelines before a building permit is issued; see the core rules in § 5-05-110 through § 5-05-190 and the DR/PD district rules where applicable .

Source References

LPZC § 5-05-110 through § 5-05-190 (Design review purpose, triggers, findings, applications, appeals)
LPZC § 5-05-120 (No building permit before design review recommendation/final action)
LPZC § 5-05-130 (Projects subject to Planning Commission design review)
LPZC § 5-05-140 (Projects subject to administrative design review)
LPZC § 5-05-150, § 5-05-160, § 5-05-170, § 5-05-180 (Change in type of review, findings, appeals, application materials)
LPZC § 2-73-060 (DR — Design Review combining district)
LPZC § 2-76-080 and § 2-76-100 (PD‑R, PD‑C, PD‑I and PD requirements for combined site plan + design review)
LPZC § 2-85-050 and § 2-85-060 (SLV‑AG dimensional rules and required site plan/design review)
LPZC § 2-16-020 and § 2-16-040 (RL district uses and reference to lot development regulations; design review tie‑in)
LPZC § 2-73-050 (Historic Preservation combining districts and certificates of appropriateness)

If you want, I can: (A) extract the specific numeric tables from § 2-16-040 and other district articles for your parcel (if you upload or identify the exact LPZC pages), or (B) draft a model design‑review narrative addressing the findings in § 5-05-160 keyed to your project. Verify all parcel‑specific numeric standards with the City of Livermore Planning Division.

Sources

Retrieved passages

Livermore Zoning Code High relevance
Livermore Zoning Code (section may) High relevance
Livermore Zoning Code (§ 22.80) High relevance
Livermore Zoning Code (section authorizes) High relevance
Livermore Zoning Code (section authorizes) High relevance
Livermore Zoning Code (§ 3) High relevance
Livermore Zoning Code (§ 3) High relevance
Livermore Zoning Code (§ 22.60) High relevance

Cited sections

Official Livermore code library

Frequently asked questions

Do I always need design review for an ADU (accessory dwelling unit) in Livermore?

Not always. ADUs are listed among “secondary dwelling units” in residential articles, and whether an ADU triggers design review depends on the zoning and the thresholds in the design review chapters. The RL article references that permitted uses are subject to design review "as required under § 5-05-110" so an ADU could require design review if it meets the triggers in § 5-05-130 or is in a DR/PD/HP district. Verify with planning staff for parcel status and applicable overlays (§ 2-16-020, § 5-05-110) .

What kind of projects go to the Planning Commission for design review in Livermore?

Planning Commission review is required for larger or more impactful projects: new nonresidential development and large additions (over 50% of existing floor area or 50,000 sq ft), additions that noticeably affect major-street views, multi‑family projects of five or more units, and major residential subdivisions (see § 5-05-130) .

Can minor additions be handled administratively?

Yes. The code lists specific categories that are handled by administrative design review (for example, small multi‑family projects of 2–4 units, additions that match existing architecture up to certain thresholds, associated signs) and allows the zoning administrator to hear these matters or to refer them to the Planning Commission (§ 5-05-140, § 5-05-150) .

What findings must the city make to approve design review?

Approvals must include written findings showing conformance with the city's design guidelines: site plan relationship to adjacent properties, appropriate site utilization, building height/bulk/scale, consistency of materials/colors with guidelines, landscaping preservation, exterior lighting appropriateness, and overall consistency with design guidelines (see § 5-05-160) .

If my property is in a DR or PD district, can numeric standards (setbacks/height/FAR) be adjusted?

Yes — the DR combining district and PD ordinances allow the reviewing body to modify certain development standards when the required findings are made, but not to make standards less restrictive than the code in a way inconsistent with findings. The DR combining district enumerates the development standards that may be subject to such discretionary modification (§ 2-73-060(C)) and PD provisions require description and justification for any variation (§ 2-76-080(D) / § 2-76-100(4)) .

What do I need to submit with my design review application?

At minimum, applications must be on the prescribed city form with filing fee (§ 5-05-100) and include plans and materials as prescribed by the planning division: site plan, building elevations, colors/materials, landscaping (water‑efficient calculations), lighting, and accessory features such as signs or master sign program when applicable (see § 5-05-180) .

How are sign proposals handled during design review?

Signs tied to a development project are commonly reviewed with the overall design review (master sign programs and project signs are listed in design-review scope). The code explicitly lists signs as items included in projects subject to design review when applicable (§ 5-05-110 and related provisions) .

What happens if I disagree with an administrative design-review decision?

Administrative design-review actions may be appealed to the Planning Commission per the LPZC appeal procedures; actions by the Planning Commission are final except when design review is part of an entitlement that requires City Council approval — Planning Commission decisions may be appealed to the City Council in those cases (§ 5-05-170) .

Where do site plan approval and design review interact for PD projects?

Planned Development ordinances require that site plan approval (Chapter 4‑10 LPZC) and design review (§ 5-05-110) be obtained before building/grading permits are issued; PD ordinances may impose additional design and phasing conditions as part of that combined review (§ 2-76-080(C) / § 2-76-100(3)) .

If my lot is in the Historic Preservation combining district, who reviews exterior changes?

Projects affecting historic resources in HP‑L or HP‑H areas require a certificate of appropriateness and review by the Historic Preservation Commission; the certificate has its own findings and appeal path that may be different or additional to regular design review (§ 2-73-050(C–F)) .

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