Local zoning · Pleasant Hill

Pleasant Hill — Design Review

Q: Who decides my design review application — the Zoning Administrator or the Architectural Review Commission?

The Architectural Review Commission is the default decision-maker; the Zoning Administrator may approve limited “minor” alterations (e.g., small repainting, screened mechanical equipment, window replacements) in certain districts if there’s no significant visual impact. See § 18.120.020 . § 18.120.020

Q: How long does an Architectural Review Permit approval last?

An ARP lapses 12 months from its effective date unless construction has started with applicable permits, an occupancy permit is issued, or the approval is renewed by the ARC. See § 18.120.050 . § 18.120.050

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

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Last reviewed: July 2, 2026

Overview

Pleasant Hill's local design review program is administered through the Architectural Review Permit process in the Zoning Ordinance (commonly Title 18). The rules prescribe when architectural/site plan review is required, who decides (Zoning Administrator, Architectural Review Commission, Planning Commission/City Council for combined discretionary projects), the scope of what is reviewed (site layout, massing, colors/materials, landscaping, signs, lighting, grading), and the findings the decision-maker must make. Key provisions live in § 18.120.010–§ 18.120.060 and related chapters on Development Plans, Residential standards, PUD/HPUD rules, and commercial development standards; see the ordinance for full text. § 18.120.010 .

Note: this page covers only what the Pleasant Hill Zoning Ordinance says about design/architectural review (not building code/Title 24, general building permits, or tenant/housing law). For building-code work see the California Building Standards Code. California Building Standards Code (/us/california/building-codes)

How Pleasant Hill frames Design Review (core rules)

An Architectural Review Permit (ARP) is required before a Building Permit for most projects other than routine single‑family remodels; the trigger language is in § 18.120.010. § 18.120.010
The review authority and exceptions are set out in § 18.120.020: the Architectural Review Commission is the default decision-maker; the Zoning Administrator may handle minor alterations in certain districts; residential projects that meet State streamlined/ministerial criteria may be handled ministerially. § 18.120.020
The scope of the Architectural Review Commission’s review (site plan and physical design, signs, lighting, landscaping, grading and related visual impacts) and the specific review factors (design excellence, massing, materials, landscaping, grading) are in § 18.120.030. § 18.120.030
Conditions, time limits (lapse of approval) and modification/resubmittal rules are in § 18.120.040–§ 18.120.060. § 18.120.040–§ 18.120.060
Projects requiring a Development Plan (Chapter 18.125) must obtain Development Plan approval in addition to architectural review; see § 18.125.010 for triggers (e.g., new buildings with occupancy 30+ or lots zoned PUD). § 18.125.010

(For related standards that AR reviewers apply—parking, setbacks, landscaping, signage—see the linked topic pages used by staff: development standards, parking, overlays, landscaping, signage.) design review development standards parking overlays landscaping signage

District-by-district breakdown (where Design Review rules intersect district rules)

Notes: below I name only Pleasant Hill district designations that appear in the retrieved ordinance text and cite the controlling sections. For some items (full permitted-use lists or all dimensional figures per district) the ordinance provides tables; where a particular numeric standard is not reprinted here I mark that item as "Not found in retrieved materials" and point to the controlling table/section.

Residential single‑family districts — R-20, R-15, R-10, R-10A, R-7, R-6, RMD

Purpose / where it applies: Single‑family residential standards are in Chapter 18.15 and the Residential Land Use Regulations (Table 18.15‑A / 18.15‑B). § 18.15.030
Typical permitted uses: single-family dwellings, accessory uses; ADUs are regulated in § 18.15.050. § 18.15.050
Design-review relevance: All single‑family new construction and “substantial additions” require an ARP except routine remodeling; the ordinance requires compliance with Citywide/Residential Objective Design Standards and allows streamlined ministerial review where State law and the objective standards apply. § 18.120.010; § 18.15.040L
Key dimensional standards that ARP reviewers will apply (selected): front setbacks and maximum lot coverage vary by district (see Table 18.15‑B); for example R-20 front setback 25 ft, R-15 front setback 20 ft; maximum lot coverage examples: R-20/R-15 = 25%, R-10 = 30%, PUD/PPD & R-10A/R-7/R-6 = 35% (see § 18.15.050 and Table 18.15‑B). § 18.15.030; § 18.15.050
Where to confirm parcel-specific standards: Table 18.15‑B and the zoning map; verify with the Planning Division. § 18.15.030

Multiple‑family districts — MFVL, MFL, MFM, MFH, MFVH

Purpose / where it applies: Multi‑family development standards appear in Table 18.15‑B and supplemental text in Chapter 18.15. § 18.15.030
Typical permitted uses: multi‑family dwellings, accessory uses; density/open-space/landscaping minima are specified. § 18.15.050; Table 18.15‑B
Design-review relevance: Multi‑family projects are subject to ARP; qualifying projects that meet the City's objective design standards may be handled ministerially; otherwise discretionary review applies. § 18.120.020; § 18.15.040L
Key dimensional standards that ARP reviewers will apply: front setbacks (e.g., MFM/MFH/MFVH front setbacks = 10 ft), lot coverage and site landscaping minimums vary by district (see Table 18.15‑B). § 18.15.030

Neighborhood/Community Commercial & Office districts — NB, RB, PAO, C, LI

Purpose / where it applies: Commercial, office and light industrial standards are in Chapter 18.25 (Table 18.25‑A and 18.25‑B). § 18.25.030
Typical permitted uses: retail, eating & drinking (with limits), offices, limited industrial/research/warehousing in LI; accessory residential uses limited per table. § 18.25.020; Table 18.25‑A
Design-review relevance: ARP applies to exterior alterations and new construction (non‑single‑family). The Zoning Administrator may approve minor alterations in RB, NB, C, PAO, and LI if they are consistent with prior approvals and not visually significant. § 18.120.020
Key dimensional standards: Table 18.25‑B lists minimum lot area/width, front/corner setbacks, building height (35 ft common maximum), and commercial FAR examples (0.35–0.40). See § 18.25.030 (Table 18.25‑B) for exact figures. § 18.25.030

Planned Unit / Specific Plan districts — PUD, PPD, HPUD

Purpose / where it applies: PUD/PPD/HPUD district procedures require a concept plan or Specific Plan and that final development conform to the approved plan; the Architectural Review Commission reviews PUD/HPUD concepts and ensures conformance with citywide design guidance. § 18.30.060–§ 18.30.080; § 18.35.010–§ 18.35.080
Typical permitted uses: determined by approved PUD/PPD plan or Specific Plan; may deviate from base district standards if compensating urban-design benefits are provided. § 18.30.060 § 18.30.070
Design-review relevance: All development within an approved PUD/PPD/HPUD must be consistent with the approved plan and is subject to the Architectural Review Permit process (unless a change is a minor change determined by the Zoning Administrator). § 18.30.070; § 18.35.080
Key dimensional standards: Supplied by the PUD/Specific Plan; where not specified the base district rules apply. Not found in retrieved materials for parcel-specific PUD figures — confirm with the approved PUD/Specific Plan. § 18.30.070

Open Space / Other special districts — OS, overlays (Historic "H", Cultural Resources "CR")

Purpose / where it applies: OS preserves natural and passive uses; overlay procedures (Historic/Cultural) require Architectural Review Commission review for designations. § 18.50.030; § 18.40.020
Design-review relevance: For historic districts or CR designations the Architectural Review Commission provides recommendations and reviews exterior alterations to preserve character. § 18.40.020

Decision‑relevant standards (quick reference table)

What the review looks at (summary)	Rule / test	Code Reference
When ARP is required (non‑single‑family projects; single‑family new construction/substantial additions)	ARP required before Building Permit except for ordinary single‑family remodels; residential objective design standards and ministerial streamlining where applicable	§ 18.120.010
Who decides (minor v. major)	ARC default; Zoning Administrator for limited minor alterations in RB, NB, C, PAO, LI, or minor PUD/PPD/HPUD changes; ministerial streamlining where State law/objective standards apply	§ 18.120.020
Scope of review	Site plan, architecture (height/mass), materials, landscaping, signs, lighting, grading/visual impacts	§ 18.120.030
Required findings for approval	Excellence of design, harmony with surroundings and natural landforms, landscape conformity, minimized unsightly grading, compliance with Citywide Design Guidelines/Residential Objective Design Standards	§ 18.120.030 (Findings)
Lapse / changes / appeals	ARP lapses after 12 months unless construction has started or approval renewed; modifications require new application or administrative action if minor; appeals per Chapter 18.185	§ 18.120.050–§ 18.120.060
Development Plan triggers (adds review layer)	New structures with occupancy 30+, lots zoned PUD, additions ≥7,000 sq ft (non‑single‑family) require Development Plan in addition to ARP	§ 18.125.010

Practical guidance for applicants (plain‑English synthesis)

If you are building anything other than routine single‑family remodeling, plan on an Architectural Review Permit. Confirm early whether your project qualifies for ministerial streamlined review under the City's objective design standards; if so, the Zoning Administrator can approve without a public hearing. § 18.120.010; § 18.120.020
Expect the ARC to judge massing, materials, colors, landscaping, parking layout and lighting; assemble drawings and material samples that show how your project meets the City‑Wide Design Guidelines and any district‑specific standards (setbacks, coverage, FAR). § 18.120.030; § 18.25.030
For ADUs: the ADU rules interact with design review; many ADUs that meet the objective standards can be handled ministerially, but ADUs that do not meet those standards may require a discretionary ARP/Use Permit. See § 18.15.050 for ADU standards (setbacks, lot coverage exemptions, etc.). ADUs (/us/california/pleasant-hill/adu) § 18.15.050
If your project is in a PUD/PPD/HPUD or an historic overlay, the AR review must show conformance with the approved concept/plan or preservation standards; minor changes may be administratively approved but verify with staff. § 18.30.070; § 18.35.080; § 18.40.020
Coordinate parking and driveway design with the Parking chapter early, since the ARC will consider parking layout and its relationship to landscaping and site design. Parking (/us/california/pleasant-hill/parking) § 18.80 (see Chapter)

Checklist (what to prepare before filing)

Completed Architectural Review Permit application and fees per Planning Division. § 18.120.030.A.1
Site plan showing building footprints, parking layout, driveways, and setbacks; grading plan if hills/creeks involved. § 18.120.030
Elevations with materials and colors callouts; material samples or sample board. § 18.120.030
Landscaping plan complying with Chapter 18.105 and local landscaping minima (front/setback landscaping percentages for residential, site landscaping for commercial). Landscaping (/us/california/pleasant-hill/landscaping-and-screening) § 18.25.040B; § 18.15.050
Sign plan and lighting plan if applicable; signs are judged under the AR scope and sign rules in Chapter 18.95. Signage (/us/california/pleasant-hill/signage) § 18.95.070; § 18.95.090
Any supporting studies: parking analysis, stormwater/NPDES compliance (commercial/industrial), tree report for significant tree removal, and any applicable creek setback analysis. § 18.25.040; § 18.80; Chapter 18.70

Risks & Ambiguities

Issue	Why it matters	What to verify
Who reviews the application (Zoning Administrator vs ARC)	Different review bodies change the process (public hearing vs no hearing) and likely outcome; Zoning Administrator handles limited minor changes.	Verify whether the project qualifies as a “minor alteration” or qualifies for ministerial streamlined review under § 18.120.020. § 18.120.020
Whether ADU is ministerial	ADU law and objective design standards can allow ministerial approval; otherwise discretionary ARP or Use Permit may be required.	Check § 18.15.050 and § 18.120.020.C and consult Planning Division for objective-standards compliance. § 18.15.050; § 18.120.020
Applicability inside an approved PUD/PPD/HPUD	Projects must conform to the approved PUD/Specific Plan; base district rules may be superseded.	Confirm approved PUD/Specific Plan text and whether your plan allows administrative/minor changes (see § 18.30.070 and § 18.35.080). § 18.30.070; § 18.35.080
Numeric standards for a specific parcel (setbacks, lot coverage, FAR)	The ordinance tables are district‑based; parcel-specific overlay or PUD rules may supersede.	Read Table 18.15‑B or 18.25‑B for base district numbers and check zoning map/rezoning ordinances for overlays or PUDs. § 18.15.030; § 18.25.030
Relationship between ARP conditions and limits on conditions	ARC/Zoning Administrator cannot impose conditions that are more restrictive than zoning/Planning Commission on certain matters (use, density, setbacks etc.).	Review § 18.120.040 to see the limits on conditions. § 18.120.040

Plain-English Summary

If you plan to build, add substantially, or alter the exterior appearance of a non‑routine project in Pleasant Hill, expect to file for an Architectural Review Permit: the City checks appearance, massing, landscaping, signs, and grading for consistency with Citywide/Residential design standards, and the review may be administrative or heard by the Architectural Review Commission depending on project size and district. § 18.120.010–§ 18.120.030

Source References

Zoning Ordinance — Chapter 18.120 Architectural Review Permits: § 18.120.010 – § 18.120.060. § 18.120.010; § 18.120.020; § 18.120.030; § 18.120.040–§ 18.120.060
Development Plan chapter — Chapter 18.125 (Development Plan) including § 18.125.010 (when a Development Plan is required). § 18.125.010
Residential development/ADUs — Chapter 18.15 (Tables 18.15‑A/18.15‑B and § 18.15.050 ADU rules). § 18.15.030; § 18.15.050
Commercial/Office/Industrial development standards and Table 18.25‑B — Chapter 18.25. § 18.25.030; § 18.25.020
PUD and HPUD procedures — § 18.30.060–§ 18.30.080 and § 18.35.010–§ 18.35.080. § 18.30.060; § 18.35.010
Overlays / Historic designations — § 18.40.020. § 18.40.020
Misc. (parking, site standards, lighting): Chapter 18.80, 18.55. § 18.80; § 18.55.030

Primary ordinance text downloaded from the Pleasant Hill Zoning Ordinance (ecodes): https://ecode360.com/PL4591

Sources

Retrieved passages

Pleasant Hill Zoning Code (Section 18.95.070) High relevance
Pleasant Hill Zoning Code (Chapter 18.180) High relevance
Pleasant Hill Zoning Code (Chapter 18.180) High relevance
Pleasant Hill Zoning Code (§ 18.120.040) High relevance
Pleasant Hill Zoning Code (Section 18.175.030) High relevance
Pleasant Hill Zoning Code (Chapter shall) High relevance
Pleasant Hill Zoning Code (§ 18.190.070) High relevance
Pleasant Hill Zoning Code (Section and) High relevance
Pleasant Hill Zoning Code (Chapter 18.125) Medium relevance
Pleasant Hill Zoning Code (§ 18.25.040) Medium relevance
Pleasant Hill Zoning Code (§ 18.15.060.) Medium relevance
Pleasant Hill Zoning Code (§ 18.25.030) Medium relevance
Pleasant Hill Zoning Code (§ 18.15.020) Medium relevance
Pleasant Hill Zoning Code (Chapter 18.70) Medium relevance
Pleasant Hill Zoning Code (§ 18.15.050) Medium relevance

Cited sections

Official Pleasant Hill code library

Frequently asked questions

Do I need design review in Pleasant Hill for an ADU?

If the ADU meets the City's objective design standards and the State streamlined criteria, it can qualify for ministerial review; if it does not meet the objective standards the ADU will be subject to discretionary architectural review (ARP) or a Use Permit. See § 18.15.050 and § 18.120.020. § 18.15.050; § 18.120.020

What triggers an Architectural Review Permit in Pleasant Hill?

An ARP is required before issuing a Building Permit for most non‑single‑family projects, and for new single‑family construction or substantial additions as defined by the Zoning Administrator; routine single‑family remodels are generally not subject to ARP. See § 18.120.010. § 18.120.010

Who decides my design review application — the Zoning Administrator or the Architectural Review Commission?

The Architectural Review Commission is the default decision-maker; the Zoning Administrator may approve limited “minor” alterations (e.g., small repainting, screened mechanical equipment, window replacements) in certain districts if there’s no significant visual impact. See § 18.120.020. § 18.120.020

What criteria will the ARC use to judge my project?

The ARC considers design excellence, height/mass/coverage, colors and materials, relationship to surrounding structures and topography, site layout and landscaping, signs and lighting, and grading impacts; the Commission must find harmony with surroundings and compliance with City‑wide Design Guidelines. See § 18.120.030. § 18.120.030

How long does an Architectural Review Permit approval last?

An ARP lapses 12 months from its effective date unless construction has started with applicable permits, an occupancy permit is issued, or the approval is renewed by the ARC. See § 18.120.050. § 18.120.050

If my property is in a PUD/PPD/HPUD, do I still need ARP?

Yes — projects in PUD/PPD/HPUD must conform to the approved Concept Plan or Specific Plan and are subject to Development Plan review and Architectural Review in accordance with Chapters 18.125 and 18.120; minor changes may be administratively exempt per the approved plan. See § 18.30.070 and § 18.35.080. § 18.30.070; § 18.35.080

Will the ARC impose conditions that change my project's setbacks, density, or parking?

The ARC/Zoning Administrator can impose reasonable conditions of approval, but they may not impose conditions more restrictive than the Planning Commission or zoning district regulations regarding use, density, FAR, open space, setbacks, ridgeline/creek setbacks, parking/loading, or signs when those matters are governed by higher approvals—see § 18.120.040 for limits on conditions. § 18.120.040

Are sign and lighting details part of Design Review?

Yes — sign design/location and exterior lighting are within the ARP scope; sign specifics cross‑reference the Sign Chapter and must comply with sign criteria in § 18.95.070 and § 18.95.090. See § 18.120.030 (scope) and the Sign chapter references. § 18.120.030; § 18.95.070

Can I appeal a Zoning Administrator or ARC decision on design review?

Yes — decisions of the Zoning Administrator can be appealed to the Architectural Review Commission; decisions of the ARC can be appealed to the City Council, following the appeals procedures in Chapter 18.185. See § 18.120.030 (appeals) and Chapter 18.185. § 18.120.030; Chapter 18.185

Where do I find the district-specific setbacks and lot coverage that the ARC will apply?

District numeric standards are in the Residential and Commercial development tables (Table 18.15‑B and Table 18.25‑B) and supplemental subsections; consult those tables and your parcel’s zoning designation. See § 18.15.030 and § 18.25.030. § 18.15.030; § 18.25.030 ---

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