Local zoning · Martinez
Martinez — Design Review
Design Review under the Martinez local zoning and planning code, with the controlling citations.
Last reviewed: July 2, 2026
Overview
Design review in Martinez is the municipal process that evaluates architecture, site layout, landscaping, and visual compatibility before development approvals or building permits are issued. The general procedural rules and criteria are in Chapter 22.34, with district‑specific design requirements and review pathways spelled out in overlay and zoning chapters such as § 22.29 (Alhambra Valley), § 22.27 (Downtown Historic Overlay) and § 22.42 (PUD Overlay). See the City's Martinez Zoning materials for where design review is invoked across zones.
How Martinez' design review works (core rules)
- Applicants must submit complete site plans and elevations for Planning review; the Planning Director may act administratively or refer matters to higher authority (§ 22.34.040) .
- Approval is discretionary and the Community Development Director (or other review authority identified in the code) cannot approve design review unless the proposal meets a set of criteria that emphasize compatibility, materials, colors, landscaping, lighting, screening, and circulation (§ 22.34.045) .
- Specific districts/overlays may require additional or modified design review procedures or findings (for example, Alhambra Valley, Downtown Historic Overlay, PUDs, and certain base zones) — see district subsections below for the controlling citations.
When the code discusses design review it also cross‑references other technical topics you will need to check: parking, development standards and setbacks, overlay districts, historic preservation, landscaping, and accessory dwelling unit rules such as ADUs. If the permit will result in construction, technical compliance with the California Building Standards Code (Title 24) is handled separately at building permit review (not by design review itself).
Citywide: Chapter 22.34 — Design review administration and approval criteria
- Purpose / role: Ensure architecture and site improvements are in keeping with neighborhood character and city development policies; provide the standards the Director and review bodies use to evaluate appearance and layout (§ 22.34.040; § 22.34.045) .
- Typical triggers: New construction, exterior alterations, landscape plans, and residential additions/expansions in many zones (code cross‑references multiple chapters for applicability) (§ 22.34.040; see district chapters) .
- Key approval criteria (summary of § 22.34.045): compliance with other Martinez Code provisions; desirable surroundings for occupants and neighbors; compatible height/bulk and façade modulation; limited harmonious color and material palettes; exterior lighting and screening; undergrounding or screening of utilities; landscaping with specimen tree preservation and water conservation; appropriate circulation and parking layout (§ 22.34.045 A–J) .
- Action/appeal: The Planning Director may act administratively or refer to higher bodies; appeals and referral pathways are provided elsewhere in Chapter 22.34 (§ 22.34.040) .
Table — Most decision‑relevant citywide design review standards
| Decision item | What the reviewer looks for | Code reference |
|---|---|---|
| Required submittals (site plans, elevations) | Complete plans showing proposed development, relationship to existing structures, and all improvements | § 22.34.040 |
| Compatibility (height, bulk, openings) | Façade breaks, roof line, massing that fits neighborhood | § 22.34.045.B–C |
| Materials & color | Limited palette; exterior materials coordinated and compatible | § 22.34.045.D–E |
| Utilities & service areas | Undergrounded or effectively screened utility boxes; concealed work areas | § 22.34.045.G–H |
| Landscaping & trees | Planting designed for specimen/ landmark tree preservation and water conservation | § 22.34.045.I |
| Circulation & parking | Ingress/egress, pedestrian safety, and parking layout considered in design review | § 22.34.045.J |
District‑by‑district breakdown (where Martinez code calls out design review)
Note: the following subsections summarize the Martinez code sections that add or modify design review standards in particular zoning or overlay areas. Always verify with parcel‑specific staff.
Alhambra Valley District (Chapter 22.29)
- Purpose: Preserve semi‑rural character and hillside visual qualities in Alhambra Valley; integrate design with topography and rural setting (§ 22.29.100) .
- Typical permitted uses: Agricultural and rural residential uses consistent with the base zones referenced in Chapter 22.29; uses and densities follow the underlying zones (§ 22.29.020–030; see Chapter 22.29) .
- Key dimensional/ design expectations: Emphasis on restoring natural contours after grading, minimizing impacts to significant trees and visual landmarks, siting buildings to complement topography, preference for wood/wood shingle/brick and earth‑tone colors, and avoiding visually dominant undersides on hillside buildings (§ 22.29.100 C.1–2; D.1–4) .
- How it applies: Design review in Alhambra Valley is governed by the district’s own rules and is explicitly tied to Chapter 22.34 general provisions; the Design Review authority must consider Alhambra Valley Guidelines in addition to Chapter 22.34 (§ 22.29.110–120) .
Downtown Historic Overlay District (Downtown Specific Plan) (Chapter 22.27)
- Purpose: Protect historic character downtown and apply the Secretary of the Interior standards for listed buildings (§ 22.27.040–050) .
- Typical permitted uses: Follows the Downtown Specific Plan; commercial, mixed‑use, and preserved historic commercial structures consistent with the Specific Plan (see Chapter 22.27 and the Downtown Specific Plan) (§ 22.27.020–030) .
- Key design standards: Listed buildings must follow the Secretary of the Interior’s Standards for Rehabilitation (mandatory for listed buildings); unlisted properties are subject to design review with historic considerations integrated case‑by‑case; design review referrals to Martinez Historic Society for comment are required (§ 22.27.050; § 6 of Downtown Specific Plan) .
- How it applies: All substantial modifications, demolitions, or new construction in the Downtown Historic Overlay are subject to both Chapter 22.34 design review and the Specific Plan’s mandatory/advisory standards (§ 22.27.040–050) .
Planned Unit Development (PUD) Overlay (Chapter 22.42)
- Purpose: Allow coordinated mixed‑use or residential developments with comprehensive site and architectural standards (§ 22.42.020–040) .
- Typical permitted uses: Vary by approved PUD Plan — can include residential‑mixed use, industrial campuses, or other integrated developments (§ 22.42.020.A) .
- Key dimensional/administrative rules: A PUD Plan must be adopted by the Council and includes specific design standards and guidelines; no building permit within a PUD may be issued until Design Review for finalized architectural and landscape plans is approved to confirm conformance with the PUD Plan (§ 22.42.040; § 22.42.100.A) .
- How it applies: PUD site plans go first to the Design Review Committee for advisory site plan review; the Planning Commission and City Council make subsequent decisions with design review conditions integrated into the PUD approval (§ 22.42.080–100) .
Research & Development (R & D) District (example base zone — Chapter 22.15)
- Purpose: Accommodate research, development and compatible support uses with design controls to ensure quality site design (§ 22.15.010–040) .
- Typical permitted uses: R&D facilities, light assembly, private clubs, schools, fitness facilities and similar uses as allowed by the R & D district (§ 22.15.030) .
- Key dimensional standards (representative): Minimum site area 1 acre, site width 100 ft, front yard 10 ft (5 ft w/ incentive), zero side/rear with buffers adjacent to residential, building height 50 ft (incentives may allow 60 ft), FAR 2.0 (incentive up to 2.5) — landscaping and parking subject to design review (§ 22.15.040.A–J) .
- How it applies: Design review is required for all new construction, exterior alterations, and landscape plans in the R & D district; landscaping plans are subject to review by the Community and Economic Development Director or designee (§ 22.15.040.H–J) .
Accessory Dwelling Units (ADUs / JADUs) (Chapter 22.43)
- Applicability to design review: ADUs/JADUs require building permits and are generally administratively approved where objective standards are met. However, if an ADU application is submitted as part of a project that requires discretionary review, the ADU cannot receive a building permit until those discretionary approvals (including any required design review) are granted (§ 22.43.160.A) .
- Submittal specifics: ADU plan submittals must include elevations, grading, unit and lot dimensions, and percentage lot coverage calculations—these same items are commonly required for design review under Chapter 22.34 (§ 22.43.150) .
- Practical note: Preapproved ADU plans can be approved ministerially within 30 days if they match preapproved designs; discretionary design review requirements will block ministerial ADU approval until resolved (§ 22.43.160.B) .
Other zones / procedures to watch
- Downtown, Central Martinez specific areas, PUDs, Alhambra Valley, and many base zones explicitly tie into Chapter 22.34 — check the applicable base zone/overlay for parcel‑level triggers (examples: Chapters 22.11, 22.17, 22.27, 22.29, 22.42) .
- Large multifamily or housing projects have separate objective design standards or streamlined timelines; design review applicability is specified in Chapters 22.51B and 22.75 where state housing laws are integrated into local review (see § 22.51B.010 and § 22.75.070 for procedures) .
Checklist (what an applicant must provide to satisfy Martinez design review)
- Complete site plan and elevations showing proposed structures, existing structures, and all improvements (§ 22.34.040) .
- Written response showing how the project complies with the design review criteria (compatibility, massing, materials, colors, lighting, landscaping, utilities screening) (§ 22.34.045.A–J) .
- Landscaping plan addressing specimen/ landmark trees, water conservation, and maintenance responsibilities (§ 22.34.045.I) .
- Circulation/parking layout demonstrating safety and access (vehicular and pedestrian), with ADA access where applicable (§ 22.34.045.J; parking chapters) .
- Utility/ service area and trash enclosure details and screening; plan for undergrounding or screening of utility boxes where required (§ 22.34.045.G–H) .
- For Downtown Historic Overlay: documentation on historic status (if listed) and Secretary of the Interior Standards compliance for listed buildings (§ 22.27.050) .
- For PUD projects: finalized architectural & landscape plans demonstrating conformance with approved PUD Plan before building permits are issued (§ 22.42.100.A) .
- For ADUs that are part of discretionary projects: ensure discretionary approvals (including any design review) are secured before applying for a building permit (§ 22.43.160.A) .
Risks & Ambiguities
| Issue | Why it matters | What to verify |
|---|---|---|
| Subjective criteria (e.g., “harmonious relationship”, “desirable surroundings”) | Code uses qualitative standards (harmonious appearance, palette limits) which can produce discretionary outcomes (§ 22.34.045.B–E) | Review past design review decisions for similar projects; obtain pre‑application feedback from Planning Staff. Verify appeal routes. |
| ADU ministerial vs discretionary path | ADUs are often ministerial, but if included in a discretionary project the ADU is held to the discretionary timeline (§ 22.43.160.A–B) | Confirm whether the parcel or concurrent applications trigger discretionary review. |
| Overlay‑specific mandatory standards (Downtown historic & Alhambra Valley) | Downtown listed buildings must follow Secretary standards; Alhambra Valley has specific rural/hillside expectations (§ 22.27.050; § 22.29.100) | Verify whether the property is in an overlay on the official zoning map and check the applicable Specific Plan or guideline document. |
| PUD sequencing and building permit hold | PUDs generally require final Design Review before building permits; failing to secure design review can stop permit issuance (§ 22.42.100.A) | If property is in a PUD, confirm that Design Review approvals are obtained and any PUD conditions met before building permit submittal. |
| Objective standards for housing projects vs discretionary standards | State‑driven objective standards may preempt some discretionary review for certain housing projects (see Chapters 22.51B, 22.75) (§ 22.51B.010; § 22.75.070) | For qualifying housing projects, confirm whether the project is subject to objective design and development standards and the statutorily required timelines. |
| Parcel‑specific exceptions, easements, or protected trees | Code prohibits structures in certain encumbrances and requires arborist reports where within critical root zones (§ 22.51A/22.16 references and § 22.34 standards) | Check title, recorded easements, tree protection rules, and consult an arborist if protected trees are nearby. Verify with Planning staff. |
Plain‑English summary
Design Review in Martinez is a planning check that focuses on how a project looks and fits into its neighborhood: you will need to submit full plans, show how your design meets the city's compatibility, materials, color, landscaping, lighting, and circulation rules, and in some overlays (Downtown Historic, Alhambra Valley, PUDs) you must meet extra, area‑specific standards before you can get permits (§ 22.34.040; § 22.34.045; § 22.27.050; § 22.29.100; § 22.42.100) .
Source References
- Martinez Zoning Code, Chapter 22.34 — Design Review: § 22.34.040; § 22.34.045. Downloaded from https://ecode360.com/MA6944.
- Alhambra Valley District (Design guidelines & district provisions): § 22.29.100; § 22.29.110–120. Downloaded from https://ecode360.com/MA6944.
- Downtown Historic Overlay / Downtown Specific Plan (design review and Secretary standards): § 22.27.040–050 (see Downtown Specific Plan Chapter 6). Downloaded from https://ecode360.com/MA6944.
- Planned Unit Development (PUD) overlay design review sequencing: § 22.42.040; § 22.42.080; § 22.42.100. Downloaded from https://ecode360.com/MA6944.
- Research & Development district standards and design review trigger: § 22.15.040. Downloaded from https://ecode360.com/MA6944.
- Accessory Dwelling Units (ADU) plan submittal and review authority (ministerial vs discretionary): § 22.43.150; § 22.43.160. Downloaded from https://ecode360.com/MA6944.
- Objective design standards for qualifying multi‑family projects and related procedures: § 22.51B.010; § 22.75.070. Downloaded from https://ecode360.com/MA6944.
Sources
Retrieved passages
- Martinez Zoning Code (§ 22.34.030) High relevance
- CBC § 22.29.100 (Section shall) High relevance
- CBC § 22.29.100 (Title and) High relevance
- Martinez Zoning Code (§ 22.42.080) High relevance
- Martinez Zoning Code (Chapter 22.33) High relevance
- Martinez Zoning Code (§ 1) High relevance
- Martinez Zoning Code (Section 22.42.080.B) High relevance
- CBC § 22.27.020 (§ 22.27.020.) High relevance
Cited sections
Frequently asked questions
Do I always need design review for a residential addition in Martinez?
If your project is new construction or enlarges an existing residential structure it is generally subject to the city’s design review requirements; Chapter 22.34 requires submittal of complete site plans and elevations and Chapter 22.34.045 sets the criteria the Director uses to approve residential design review applications (§ 22.34.040; § 22.34.045) .
What are the key findings the city requires to approve design review?
The Community Development Director (or review authority) must find the project conforms with the code and provides desirable surroundings, harmonizes with neighboring development (height, bulk, façade treatment), uses a limited palette of materials/colors, provides appropriate lighting, conceals work areas/utilities, and addresses landscaping and circulation (§ 22.34.045 A–J) .
If my property is in the Downtown Historic Overlay, what extra tests apply?
For listed buildings the Secretary of the Interior’s Standards for Rehabilitation are mandatory; for other properties in the Downtown Overlay, historic considerations are integrated into the design review process and the Martinez Historic Society is asked to comment as part of the review (§ 22.27.040–050) .
Can I get a building permit before design review is approved in a PUD?
No — within a PUD overlay no building permit may be issued until a Design Review application for finalized architectural and landscape plans has been approved confirming conformance with the PUD Plan (§ 22.42.100.A) .
Will an ADU always be subject to design review?
ADUs are usually ministerial and can be approved administratively if they meet objective standards, but if the ADU is part of a larger project that requires discretionary approvals (including design review), the ADU cannot receive a building permit until those discretionary approvals are secured (§ 22.43.160.A–B) .
What submittals should I expect to provide for design review?
At minimum provide complete site plans and elevations showing all improvements and relationship to existing structures; many districts also expect floor plans, detailed elevations, materials and color boards, landscaping plans, and utility/parking/circulation layouts (§ 22.34.040; § 22.43.150) .
How are subjective guidelines (like color and “harmonious relationship”) applied in practice?
The code lists qualitative criteria (limited palette, harmonious relationships) that give the review authority discretion; applicants should use pre‑application meetings and consult applicable district design guidelines (e.g., Alhambra Valley Guidelines, Downtown Specific Plan) to reduce subjectivity (§ 22.34.045; § 22.29.100; § 22.27.050) .
If my project is in Alhambra Valley, what materials and colors are preferred?
Alhambra Valley guidance favors designs that blend with the semi‑rural setting: wood, wood shingles, brick, earth‑tone colors, and avoidance of bright colors; siting and landscaping should respect slopes and specimen trees (§ 22.29.100 D.1–4; C.1–3) .
Are there expedited review rules for certain housing projects?
Yes — Chapters such as 22.51B and the Affordable Housing chapters include objective design and development standards and timing rules for qualifying housing development projects; those rules can change the design review pathway for eligible projects (§ 22.51B.010; § 22.75.070) .
Where can I confirm whether my parcel is in an overlay that changes design review?
Check the City’s official zoning map and the zoning chapter for your property; overlays that commonly change design review treatment include the Downtown Historic Overlay, Alhambra Valley District, and any PUD Overlay — see the respective chapters 22.27, 22.29, and 22.42 and verify with Planning staff (§ 22.27.040–050; § 22.29.110–120; § 22.42.030–040) .
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