Local zoning · Santa Clara

Santa Clara — Design Review

Q: How long will Architectural Review decisions take and can I appeal?

The Director must decide within 40 days after application completeness (unless extended by you); appeals of Director decisions follow timelines in § 18.120.020.K and Chapter 18.144 — for single‑family projects an appeal to the Planning Commission is due within 7 days .

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

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Last reviewed: July 2, 2026

Overview

Design review in Santa Clara is administered through the Zoning Code’s Architectural Review process (commonly called "design review") and applies citywide with tailored rules for Downtown, residential accessory work, historic properties, and certain site-plan activities. Key controls are in § 18.120.010–.040 (Architectural Review) and related chapters that tie landscape, parking, accessory units, and historic review into the design review path. For practical project planning you must read the applicable zone rules and the Downtown Form‑Based Code in tandem with § 18.120.020.

Note: this page only summarizes what the local zoning/planning ordinance (Title 18) says about Design/Architectural Review, and does not address building-code (Title 24) requirements. See the California Building Standards Code for building-level requirements. (/us/california/building-codes)

How Santa Clara’s Architectural (Design) Review works — core rules

The City establishes an Architectural Review process to encourage orderly and harmonious appearance and ensure consistency with the General Plan; the process and findings are codified in § 18.120.010 and § 18.120.020.
The Director of Community Development or designee is the primary Review Authority for Architectural Review; the Director may approve or deny without a public hearing unless the project type triggers a Development Review Hearing (public hearing). See § 18.120.020.A–C, D.
Projects that require a hearing (Development Review Hearing) are listed explicitly and include, for example, new or expanded single-family homes with five or more bedrooms, additions creating a new second story, any new multi‑family development, or non-residential buildings larger than 5,000 sq ft (plus other triggers). See § 18.120.020.D (1–5).
The Director must render a decision within 40 days of application completeness unless extended by the applicant; failure to decide in that period is deemed denial. See § 18.120.020.I.
Appeals: single‑family residential applicants may appeal a Director decision to the Planning Commission within 7 days; other project types follow the appeals path to the City Council or as specified; appeals of Architectural Review are heard de novo. See § 18.120.020.K and Chapter 18.144 (Appeals).
The Director may refer any Architectural Review application to the Planning Commission or Council. Conditions, guarantees or securities may be required as part of approval; approvals not used within two years automatically revoke. See § 18.120.020.G, N.
The Architectural Review findings focus on compatibility, parking and screening, neighborhood character, traffic/parking impacts, and consistency with adopted design policies and Council‑approved criteria. See § 18.120.020.F.
Many other chapters feed into Architectural Review (e.g., landscape plans, parking/site plan review, accessory structures, historic resources). See § 18.36.040 (landscape plan review) and § 18.38.020 (parking/site plan review).

District-by-district breakdown (what the ordinance actually links to design review)

Note: below each district heading I state what the ordinance explicitly ties to Architectural Review and then provide whether the ordinance text retrieved includes permitted-use lists or numeric dimensional standards. When specifics are not available in the retrieved materials I mark them "Not found in retrieved materials" and advise verifying with the Planning Department.

Downtown Zone

Purpose: The Downtown Form‑Based Code (the Downtown Zone) governs land use and physical form for the Downtown Precise Plan area; it replaces previous zoning in the plan blocks but relies on Title 18 procedures (including Architectural Review) where the Form‑Based Code is silent. See Downtown Form‑Based Code Chapter 1 and the applicability statement.
Typical permitted uses: Mixed‑use retail, cultural, office, residential consistent with the Precise Plan (Form‑Based Code). Specific uses and ground-floor shopfront expectations are in the Form‑Based Code (Chapter 5 and related tables). Not all individual use tables were retrieved here; verify with the Form‑Based Code. Not found in retrieved materials for a numeric full use list.
Key design/dimensional standards relevant to design review: massing increment rules (maximum 100 ft outside Neighborhood Edge, 60 ft inside Neighborhood Edge), facade rhythm, gaps, and building placement standards; the Form‑Based Code explicitly makes projects in Downtown subject to Architectural Review per § 18.76 / § 18.120 and includes specific massing and frontage standards that the Review Authority enforces. See Table 7‑1 and Chapter 7 (Massing) in the Downtown Code.
Where it applies: the ten blocks identified in the Downtown Form‑Based Code map (Figure 4‑1). See Chapter 1 (Applicability).

(When designing in Downtown, expect to meet the Downtown Form‑Based Code massing and shopfront standards in addition to the Architectural Review requirements in § 18.120.)

R‑1‑6L, R‑1‑8L, and R‑2 (residential references)

Purpose: standard single‑family and lower‑density residential districts (as referenced where the Zoning Code treats fence/structure exemptions).
Typical permitted uses: single‑family dwellings and typical accessory uses are implied; full permitted‑use tables for these zones were not included in the retrieved materials. Not found in retrieved materials (full use table). Verify with the City’s zoning maps and Chapter 2 (Zones).
Key design/dimensional standards tied to design review:
- Fences/walls/screens located on R1‑6L, R1‑8L, and R2 parcels that comply with specified measurement rules are exempt from Architectural Review (Chapter 18.34 exemptions). See § 18.34.020.B.
- Residential accessory structures generally require an Architectural Review check unless they meet the exemption (e.g., enclosed accessory structures ≤ 120 sq ft and ≤ 16 ft high are exempt from Title 18 permits; ADUs are regulated separately). See § 18.32.020.
Where it applies: those specific residential zone parcels citywide where those zone labels are applied on the Zoning Map (verify parcel zoning). Verify with the jurisdiction.

Historic Combining District (HT) / Historic Resources Inventory (HRI)

Purpose: protect historic resources and require additional review/referral where applicable.
Design review interaction:
- Projects that involve demolition or major alterations to properties on the City's Historic Resources Inventory (HRI) trigger Architectural Review public hearing requirements (see § 18.120.020.D.6).
- For projects requiring Architectural Review but not on an HRI property, applications within 200 feet of an HRI property must be referred to the Historic Landmarks Commission (HLC) for recommendation before Director review (see § 18.130.070.A).
- The Form‑Based Code and Historic rules allow flexibility for adaptive reuse but require consistency with Secretary of the Interior’s Standards and Chapter 18.58 (Historic Combining District regulations). Chapter 18.58 text was referenced but not fully retrieved here.
Where it applies: properties on the HRI and properties within 200 feet of HRI resources as defined by Chapter 18.130.

Planned Development (PD) Projects

Purpose: PD zoning allows project-specific standards; the Zoning Code treats PD project amendments and modifications specially.
Design review interaction:
- Changes to an approved PD that meet “minor change” criteria may be approved administratively; “major changes” require the original Review Authority via a new application (see § 18.128 on Minor/Major changes and resubmittal rules).
- The Director may require modifications to buildings, parking areas, landscaping, signs, etc., as conditions of Architectural Review approval (see § 18.120.020.G).
Where it applies: parcels with PD overlay or zoning; confirm with Zoning Map. Not found in retrieved materials: the complete PD standards table. Verify with the jurisdiction.

Most decision-relevant standards & triggers (at-a-glance)

Decision topic	What the code says	Code Reference
Who is the Review Authority	Director of Community Development or designee (Director) is primary review authority; Director may refer to Commission or Council	§ 18.120.020.A, K
Submit before permit	Plans for any sign, building, or exterior alteration must be submitted before any permit action	§ 18.120.020.B
Public hearing triggers	New or expanded SF homes with 5+ bedrooms, any new multi‑family project, non‑residential > 5,000 sq ft, demo of HRI property, many other triggers	§ 18.120.020.D (1–7)
Administrative decision deadline	Decision within 40 days of application completeness (unless extended)	§ 18.120.020.I
Appeals timing	Appeal to Planning Commission or Council within 7 days for Architectural Review decisions (varies by project type)	§ 18.120.020.K and Chapter 18.144
Fences exemption	Fences/walls on R1‑6L, R1‑8L, R2 are exempt from Architectural Review if compliant	§ 18.34.020.B
Accessory structures	Accessory structures generally require Architectural Review unless ≤ 120 sq ft and ≤ 16 ft high (exemption)	§ 18.32.020
Parking/site plan review	New parking lots and modifications require Site Plan Review as part of project review (evaluated with Architectural Review)	§ 18.38.020
Landscape plan review	Preliminary and final landscape/irrigation plans are reviewed and approved in conjunction with project review; final plan approval required prior to building permits	§ 18.36.040
HRI referral	Projects within 200 feet of an HRI property are referred to HLC before Director decision	§ 18.130.070.A

Practical guidance & interpretation (plain‑English synthesis)

If your project changes visible exterior elements (new building, new second story, large addition, new non‑residential building, change to an HRI or nearby property), expect Architectural Review and possibly a public Development Review Hearing under § 18.120.020.D; early pre‑application meetings with Planning will save time.
Small residential projects may be handled administratively by the Director; however, specific thresholds (e.g., 5 bedrooms, second story) bump projects to a hearing. Always check the thresholds in § 18.120.020.D (1).
Landscape and parking details are part of design-review completeness: provide a preliminary and final landscape/irrigation plan per § 18.36.040, and show parking compliance or requested parking exceptions per § 18.38.020. For guidance on parking standards, see the City’s parking rules. (/us/california/santa-clara/parking)
ADUs: accessory dwelling units that do not meet ministerial (pre‑approved) standards are subject to Architectural Review under Chapter 18.60 (ADU standards) and Chapter 18.120 (Architectural Review). For ADU planning see the ADU guidance. (/us/california/santa-clara/adu)
Downtown projects must meet the Downtown Form‑Based Code’s massing and frontage standards (e.g., 100 ft / 60 ft massing increments) in addition to Title 18 Architectural Review — plan your design team to address both.

Checklist — what an applicant must provide / satisfy for Architectural Review

Submit complete design elevations/plans for any exterior change prior to applying for building permits as required by § 18.120.020.B.
If in Downtown, demonstrate compliance with Form‑Based Code massing, shopfront, and frontage rules (Chapter 7 / Table 7‑1).
Provide preliminary and final landscape and irrigation plans and obtain final approval before building permits per § 18.36.040.
Show parking calculations or request parking reductions with supporting findings; parking work may trigger Site Plan Review per § 18.38.020. (/us/california/santa-clara/parking)
If work is on or within 200 ft of an HRI property, expect HLC referral and additional design constraints per § 18.130.070.
Identify any requested deviations or PD adjustments early — PD and deviation authority is handled through the Planning Commission per the Dallas code procedures referenced in the Downtown document and Title 18 deviation rules. See Downtown Chapter 1 and § 18.108/18.128 for deviation and change rules.
Check whether the project meets ministerial standards (especially for ADUs) to avoid discretionary Architectural Review; otherwise expect Architectural Review per Chapter 18.60 and § 18.120. (/us/california/santa-clara/adu)

Risks & Ambiguities

Issue	Why it matters	What to verify
Which projects require a public hearing	Public hearings add processing time and require noticed public review; thresholds are detailed and some are nuanced (beds/baths/second story)	Confirm whether your project triggers a Development Review Hearing under § 18.120.020.D and verify with staff.
Exact numeric zone standards (setbacks, FAR, lot coverage)	Design review decisions are made relative to zone development standards; not knowing numeric standards hampers compliance	The retrieved materials do not include full Article 2 zone tables — Verify numeric standards for your parcel (Article 2 / Zoning tables). Not found in retrieved materials.
Downtown Form‑Based Code details and boundaries	Downtown has its own standards and deviation process; failure to apply them causes rework	Confirm parcel location relative to Downtown Form‑Based Code map and apply Table 7‑1 massing rules; see Downtown Chapter 1 & 7.
Historic resource applicability	HRI status or proximity imposes HLC referral or stronger design constraints	Confirm HRI status for the parcel and whether the 200‑ft referral rule applies per § 18.130.070.
Interaction with other approvals (PD, CUP, Variance)	Architectural Review may be conditioned by or tied to other discretionary permits	If project requires PD, CUP, Variance, check § 18.128 and Chapters on Conditional Use / Variances. Verify which Review Authority issues final approval.

Information Gaps

The retrieved materials include the Architectural Review chapter and excerpts from the Downtown Form‑Based Code and several design-related chapters, but the full Article 2 zoning district tables (complete permitted uses, exact setback numbers, FAR, lot coverage by district such as R‑1, C‑N, C‑1/C‑2, M) were not included in the materials made available here. Not found in retrieved materials — verify district numeric standards with the City’s Title 18 Article 2 (Zones) and Zoning Map.
The full text of Chapter 18.58 (Historic Combining District) was referenced but not retrieved; specific HT rules should be obtained for work on designated parcels. Not found in retrieved materials.
Contact the Planning Department for parcel‑specific interpretations (the Director has interpretive authority per § 18.02.040).

Plain-English Summary

If your project changes a building’s exterior (new building, addition, new second story, ADU that doesn’t meet ministerial standards, or large non‑residential work), you’ll pass through the City’s Architectural Review process administered by the Director; larger or sensitive projects (multi‑family, large non‑residential, historic properties) require a public Development Review Hearing. The review enforces neighborhood compatibility, parking and landscape conditions, and Downtown Form‑Based Code standards where applicable — check § 18.120.020 and bring complete design, landscape, and parking plans.

Source References

Santa Clara Zoning Code, Chapter 18.120 – Architectural Review, § 18.120.010–.040 (Intent; Architectural Review Process; Minor Changes; Post‑Decision Procedures).
Santa Clara Zoning Code, Chapter 18.34 – Fences, Walls, Hedges, and Screens, § 18.34.020 (Architectural Review applicability and exemptions).
Santa Clara Zoning Code, Chapter 18.32 – Residential Accessory Structures, § 18.32.020 (Permit requirements; Architectural Review checks; accessory exemptions).
Santa Clara Zoning Code, Chapter 18.36 – Landscaping Standards, § 18.36.040–.050 (Landscape/irrigation plan review and standards).
Santa Clara Zoning Code, Chapter 18.38 – Off‑Street Parking, § 18.38.020 (Site plan review required for new parking lot work; ties to Architectural Review).
Downtown Form‑Based Code — Chapter 1 (Applicability), Chapter 7 (Massing); Table 7‑1 massing increment dimensional standards (Downtown-specific design standards).
Santa Clara Zoning Code, Chapter 18.130 – Historic Preservation, § 18.130.070 (HLC referral for projects near HRI properties) and references to Chapter 18.58 (Historic Combining District).
Title 18 administration and appeals procedures: Chapter 18.128 (Zoning Clearances / changes) and Chapter 18.144 (Appeals) as referenced in the Architectural Review chapter.

(You can view Santa Clara zoning & planning overview, zoning tables, development standards, parking, overlays, ADU guidance, and the California Building Standards Code on the City and state menus: /us/california/santa-clara, /us/california/santa-clara/zoning, /us/california/santa-clara/development-standards, /us/california/santa-clara/parking, /us/california/santa-clara/overlay-districts, /us/california/santa-clara/adu, /us/california/building-codes.)

Sources

Retrieved passages

Santa Clara Zoning Code (Chapter 18.120) High relevance
Santa Clara Zoning Code (Chapter is) High relevance
Santa Clara Zoning Code (Title 18) Medium relevance
Santa Clara Zoning Code (Chapter are) Medium relevance
Santa Clara Zoning Code (Title 18) Medium relevance
Santa Clara Zoning Code (Section 7.3.C) Medium relevance
Santa Clara Zoning Code (Title 18) Medium relevance
CBC § 2025 (Title 18) Medium relevance
Santa Clara Zoning Code (Chapter 4) High relevance
Santa Clara Zoning Code (Chapter 18.58) Medium relevance
Santa Clara Zoning Code (Chapter replaces) Medium relevance
Santa Clara Zoning Code (Section 7.3.C) Medium relevance
Santa Clara Zoning Code (Title 18) Medium relevance

Cited sections

Official Santa Clara code library

Frequently asked questions

Do I need design (architectural) review for a small backyard shed in Santa Clara?

If the shed is a detached non‑habitable accessory structure that is larger than 120 sq ft or otherwise not exempt, it requires an Architectural Review check under § 18.32.020; enclosed accessory structures ≤ 120 sq ft and ≤ 16 ft high located outside required front yards are exempt from Title 18 permits but may still need building permits per the California Building Standards Code.

What kinds of residential projects trigger a public Development Review Hearing?

Projects like new or enlarged single‑family homes that create five or more bedrooms, five or more bathrooms, two or more bedrooms with direct exterior access, or any project that adds a new second story (or expands an existing second story) are examples of triggers; see the full list in § 18.120.020.D.

Are ADUs subject to Architectural Review in Santa Clara?

ADUs that meet ministerial approval standards can be approved without discretionary review, but those ADUs that do not meet the ministerial standards are subject to Architectural Review in compliance with Chapter 18.60 and § 18.120; ADUs are also subject to setback, parcel coverage, and FAR rules to the extent those standards still allow the statutory minimum ADU size. (/us/california/santa-clara/adu)

Do I need design review for a new parking lot or change to parking at my commercial site?

Yes — new parking lots and significant modifications are evaluated through Site Plan Review as part of project review and are considered alongside Architectural Review; minor parking repairs that do not alter stall number/configuration may be exempt. See § 18.38.020. (/us/california/santa-clara/parking)

How long will Architectural Review decisions take and can I appeal?

The Director must decide within 40 days after application completeness (unless extended by you); appeals of Director decisions follow timelines in § 18.120.020.K and Chapter 18.144 — for single‑family projects an appeal to the Planning Commission is due within 7 days.

If my property is next to a historic building, will that affect design review?

Yes — if your project requires Architectural Review and is within 200 feet of a property on the Historic Resources Inventory (HRI), your application is referred to the Historic Landmarks Commission for recommendation prior to Director review; demolition or major alterations to HRI properties also trigger stricter review. See § 18.130.070 and § 18.120.020.D.6.

What happens if the Director can’t make the required Architectural Review findings?

If the Director cannot make the required findings for Architectural Review approval (compatibility, parking/screening, neighborhood character, public welfare, etc.), the application will be denied, per § 18.120.020.F–H.

Does Downtown Santa Clara have special design rules separate from Title 18?

Yes — the Downtown Form‑Based Code establishes Downtown‑specific development standards (massing increments, shopfronts, building placement) and makes Downtown projects subject to the Architectural Review process in Title 18; the Form‑Based Code controls where there is any conflict. See Downtown Form‑Based Code Chapter 1 and Chapter 7 (Massing), Table 7‑1.

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