Local zoning · Suisun City

Suisun City — Design Review

Q: What parking standards will design review check?

Design review checks compliance with Chapter 18.42 : residential covered parking minimums ( 9' x 19' per space), driveway widths, maneuvering and striping, and landscaped islands and planting requirements in parking lots § 18.42.050–060 .

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

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Last reviewed: July 2, 2026

Overview

Suisun City's design review is administered through the local site plan and architectural review process in Title 18 of the municipal code; referred to throughout the code as site plan and architectural review (design review) and implemented in Chapter 18.76 and the Architectural Review Board provisions in Chapter 18.78. The rules divide reviews between administrative review by the development services director and full planning commission (or ARB) review depending on use, scale, and district. Applicants should expect review to consider parking, landscaping, building setbacks and massing, signage, and protection of the Waterfront District Specific Plan (DWSP) historic values. Design review (/us/california/suisun-city/zoning) is triggered for conditional uses, major projects, and specific districts identified in code § 18.76.010–§ 18.76.020 .

How Suisun's code structures design review (key rules)

Who decides: Planning Commission serves as the Architectural Review Board (ARB) for the waterfront district; the development services director handles administrative reviews and delegated approvals; decisions by the director are appealable to the Planning Commission per the appeals chapters § 18.76.050 and § 18.74.060 .
When it applies: Planning-commission-level review is required for (a) uses that require Conditional Use Permits; (b) "major site plan" projects (thresholds in code); and (c) any proposed construction in the P, OS, or PQP districts § 18.76.010 .
Administrative review: The development services director reviews many additions, alterations, conversions, and smaller projects in the APS, RM, RH, RMU and commercial districts, and for uses allowed with administrative review in the use tables § 18.76.020 .
Application content: The application must show siting for light/air, nuisance protection, parking layout, ingress/egress, landscaping, elevations, signs, and exterior lighting among other items § 18.76.030 .

(Links in the remainder of this page point to related Suisun City menu pages: parking (/us/california/suisun-city/parking), development standards (/us/california/suisun-city/development-standards), overlays (/us/california/suisun-city/overlay-districts), ADUs (/us/california/suisun-city/adu), California Building Standards Code (/us/california/building-codes), signage (/us/california/suisun-city/signage), and landscaping (/us/california/suisun-city/landscaping-and-screening).)

District-by-district design-review breakdown

Below are the districts specifically referenced by the design-review sections of Suisun City's code. Each subsection summarizes the district role in triggering or shaping design review, typical uses (as shown in the use tables), and the most relevant dimensional / design controls in the code.

P (Public)

Purpose & where it applies: Public/quasi-public facilities and uses; construction in P always triggers planning-commission-level site plan review § 18.76.010(C) .
Typical permitted uses: Public safety, libraries, community centers and similar public uses (see use table) § 18.06.Table .
Key design controls: Projects must present full site plans and precise development plans; parking and circulation must meet Chapter 18.42 parking standards and applicable landscape/curb requirements § 18.76.030; § 18.42.010 .

OS (Open Space)

Purpose & where it applies: Resource protection, parks, and recreation uses; new construction in OS triggers commission review § 18.76.010(C) .
Typical permitted uses: Parks, playgrounds, resource protection, and limited recreation uses per Table 18.06.01 § 18.06 .
Key design controls: Site plan must address impacts to public vistas, circulation, and landscape restoration; see waterfront-specific review where applicable § 18.76.030 .

PQP (Public/Quasi-Public)

Purpose & where it applies: Institutional and community facilities that support civic uses; construction in PQP requires planning commission site plan review § 18.76.010(C) .
Typical permitted uses: Community centers, auditoriums, hospitals (per use tables) § 18.06.Table .
Key design controls: Landscaping, signage, parking lot layout and lighting plans required at submittal § 18.76.030; § 18.42 .

APS (Attached / Planned Small-lot / certain residential overlay)

Applicability to review: Projects in APS are explicitly called out for administrative site plan review (unless they meet "major site" thresholds) § 18.76.020(E) .
Typical uses & controls: Multi-family and varied housing forms; must meet the residential standards in Chapter 18.31 including buildable areas and the Table 18.31.01 development standards § 18.30.120; § 18.31 .

RM (Medium-density Residential), RH (High-density), RMU (Residential Mixed Use)

Applicability to review: Smaller infill, additions, and many residential changes in RM, RH, and RMU generally fall to administrative site plan review unless they are “major sites.” Code names these districts as specifically subject to administrative review § 18.76.020(E) .
Typical uses: Multi-family, varying housing types; see multi-family design guidance and usable open-space recommendations in § 18.31.010 and flexible housing forms in § 18.30.120 .
Key dimensions and standards: Residential lot / setback / hardscape rules are in Chapter 18.36 (yards) and Chapter 18.31 (standards & Table 18.31.01); front-yard hardscape limited to 60% of the front yard § 18.36.070; § 18.31 .

Commercial districts (e.g., CMU, CR, CSF, O)

Applicability to review: Many commercial projects require administrative review; conditional uses require planning commission review under § 18.76.010(A,B) and administrative review as allowed in the use tables § 18.76.020 .
Typical permitted uses & dimensional table: Table 18.32.01 lists development standards for CR, CSF, O, CMU (front setbacks, lot coverage, height limits up to 45 ft / 3 stories) § 18.32.010 Table 18.32.01 .
Key controls: Parking and loading standards in Chapter 18.42 apply and are part of any site plan submittal § 18.42.010 .

DWSP / Waterfront District Specific Plan (Architectural Review Board area)

Applicability to review: The planning commission serves as the Architectural Review Board (ARB) for the waterfront district specific plan (called the DWSP in the code). The ARB reviews alterations, demolition, signage, and new construction within the DWSP and may delegate minor sign approvals to the director § 18.78.015; § 18.78.020 .
Special considerations: The ARB explicitly aims to preserve historic structures and the district’s architectural character; local-register historic structures receive special review § 18.78.010–030 .

Quick reference table — most decision‑relevant design-review triggers and standards

Topic	Rule / Standard (plain)	Code reference
When Planning Commission site-plan review is required	Conditional uses; “major site plan” thresholds; any construction in P, OS, PQP	§ 18.76.010
When Development Services Director (administrative) reviews	Uses allowed administratively in the use tables; additions to single‑family; alterations affecting exterior; many projects in APS, RM, RH, RMU, commercial	§ 18.76.020
Major site plan thresholds	>100 single‑family units, >160 multi‑family units, >50,000 sq ft non‑residential, or mixed >80,000 sq ft	§ 18.76.050
Required application content	Siting for light/air, nuisance protection, parking design, ingress/egress, landscaping, elevations, signs, exterior lighting	§ 18.76.030
Residential front-yard hardscape limit	Paved walkways/hardscape ≤ 60% of front yard area; landscaping required for remainder	§ 18.36.070
Parking design standards (residential)	Covered spaces min 9' x 19'; driveway widths and lot layout standards in Chapter 18.42	§ 18.42.050
Waterfront ARB jurisdiction	ARB (Planning Commission) reviews DWSP projects; authority to approve/modify/disapprove; may delegate minor sign approvals	§ 18.78.015–020
ADU review path	ADUs that meet code may be ministerially approved within 60 days; some ADU types are ministerial per § 18.30.170	§ 18.30.170(R)

Checklist — what to submit for design review (from § 18.76.030)

Complete site plan showing building siting and relationships to adjacent properties (light/air preservation) § 18.76.030(A)
Narrative showing nuisance controls and use compatibility § 18.76.030(B)
Parking layout and calculations consistent with Chapter 18.42 (dimensions, striping, maneuvering) § 18.76.030(C); § 18.42.050
Ingress/egress and circulation plan demonstrating pedestrian/bicycle safety § 18.76.030(D)
Landscape plan addressing front/rear/side-yard landscape rules and water-efficient standards § 18.76.030(E); § 18.36.070
Building elevations, materials, height, and massing studies § 18.76.030(F)
Sign program or sign details where applicable § 18.76.030(G)
Exterior lighting plan (fixture types, location, orientation) § 18.76.030(H)
Any required environmental document or PUD/preliminary plan materials if project is part of a development agreement § 18.72; § 18.70

Risks & Ambiguities

Issue	Why it matters	What to verify
Is my project a “major site plan”?	Major projects go to the Planning Commission and trigger additional environmental and public‑hearing requirements § 18.76.050	Confirm unit counts and gross floor area calculations with the Development Services Director; verify if mixed-use thresholds apply.
Does DWSP / ARB apply to my property?	DWSP projects face additional historic/design constraints and ARB review § 18.78.015–020	Verify whether your parcel is inside the Waterfront District Specific Plan boundary (city planning maps).
ADU ministerial vs. design review	ADUs that meet local ADU rules may be ministerial; however design-review elements (driveways, visible landscaping, street-facing alterations) can still require design review § 18.30.170(R); § 18.76.020(B,F)	Confirm whether your ADU is fully ministerial or if site/landscape changes trigger design review — verify with staff.
Which body hears appeals and timelines?	Appeal routes and timelines differ depending on whether the decision is by the director or commission; missing an appeal deadline can forfeit rights § 18.74.060; § 18.76.050	Confirm appeal deadlines and required forms with the Development Services office.
Exact dimensional standards for a district	Many specifics (setbacks, coverage, heights) live in the tables (e.g., Table 18.31.01, 18.32.01) and notes — small differences change what design will be approved § 18.31; § 18.32.010 Table 18.32.01	Pull the exact zone table row(s) for your parcel; Verify lot coverage, setback, and height limits against Table 18.31.01 or 18.32.01.
Interaction with other chapters (signs, parking, landscaping)	Design review routinely conditions or requires compliance with Chapters 18.42 (parking), 18.34 (fences/walls), signage rules, and landscaping standards § 18.76.030	Assemble all relevant code chapters; cross-check parking ratios and landscape-plan standards early.

Plain-English Summary

If your project changes the look, footprint, parking, signs, or site circulation on a Suisun City property, expect to prepare a site plan package and go through the city's “site plan and architectural review” process; small home additions usually go to the Development Services Director for administrative review, while conditional uses, large projects, and projects in the P/OS/PQP districts require Planning Commission or ARB review § 18.76.010–020 .

Source References

Chapter 18.76 — Site Plan and Architectural Review: § 18.76.010–040
Chapter 18.76 — Reviewing authority / major site plan thresholds: § 18.76.050
Chapter 18.78 — Architectural Review Board (DWSP): § 18.78.010–030
Chapter 18.36 — Yards / front/rear/side-yard hardscape and landscaping (including the 60% front-yard hardscape limit): § 18.36.070
Chapter 18.31 — Standards for Residential Districts and Table 18.31.01 (development standards in residential zones) § 18.31.010; Table 18.31.01
Chapter 18.42 — Parking and Loading Areas (parking dimensions and lot standards) § 18.42.050–060
Chapter 18.30 — Special use standards, including Accessory Dwelling Units and ministerial ADU pathways § 18.30.170(R)
Chapter 18.32 — Development Standards in Commercial Zones, Table 18.32.01 (height/setback examples) Table 18.32.01
Appeals and planning hearings process references: § 18.72.070–080; § 18.74.060

Information not found in retrieved materials: any Suisun City web‑page that is not the ordinance text (e.g., application checklists on the city site), and any explicit numeric entries of Table 18.31.01 rows for every single residential zone (the table is referenced in the code — see § 18.31 — but full per‑zone numbers should be confirmed with the official Table 18.31.01 document) — Verify with the jurisdiction.

Sources

Retrieved passages

Suisun City Zoning Code (§ 3) High relevance
Suisun City Zoning Code (Section 65583.2) High relevance
Suisun City Zoning Code (Section 21155) High relevance
Suisun City Zoning Code (section are) High relevance
Suisun City Zoning Code (Chapter 18.84) Medium relevance
CBC § 3 (§ 3) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (Title 7) Medium relevance
Suisun City Zoning Code (section shall) Medium relevance
Suisun City Zoning Code (Chapter 8.12) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance
Suisun City Zoning Code (§ 3) Medium relevance

Cited sections

Official Suisun City code library

Frequently asked questions

Do I need design review in Suisun City?

If your project is a Conditional Use, is a "major site plan", or occurs in the P, OS, or PQP districts it requires Planning Commission site plan and architectural review; other projects (additions, many residential and commercial changes) may be handled administratively by the Development Services Director § 18.76.010–020 .

What is a "major site plan" in Suisun City?

A "major site plan" is defined by the code thresholds: projects proposing more than 100 single‑family units, 160 multi‑family units, more than 50,000 sq ft of non‑residential space, or mixed projects exceeding 80,000 sq ft of gross floor area trigger Planning Commission review § 18.76.050 .

Which body reviews projects in the Waterfront District (DWSP)?

The Planning Commission serves as the Architectural Review Board (ARB) for the Waterfront District Specific Plan (DWSP). The ARB reviews alterations, improvements, demolitions, removals, and signs in the DWSP and may delegate minor sign approvals to the director § 18.78.015–020 .

What should my design‑review application include?

Per the code the application must show siting to preserve light and air, nuisance protection measures, parking and circulation, landscaping, elevations/design, sign locations, and exterior lighting plans — see the list in § 18.76.030 .

Are there limits on front‑yard paving or hardscape?

Yes — for residential properties the code limits paved walkways and hardscape to 60% of the front‑yard area and requires landscape in the remainder; similar limits apply to rear/side yards visible from public spaces § 18.36.070 .

Can an ADU be approved without design review?

Many ADUs that meet the local ADU standards are ministerially approved (no hearing) within 60 days if the application is complete; however, ADU proposals that alter visible site elements (new driveway openings, large landscape changes, or projects that do not meet ministerial rules) may still require design review § 18.30.170(R); § 18.76.020(B) .

What parking standards will design review check?

Design review checks compliance with Chapter 18.42: residential covered parking minimums (9' x 19' per space), driveway widths, maneuvering and striping, and landscaped islands and planting requirements in parking lots § 18.42.050–060 .

How do I appeal a development‑services director design‑review decision?

Appeals procedures are set out in the code; a decision of the development services director may be appealed to the Planning Commission and further as prescribed in the appeals chapter — see § 18.74.060 and the referenced appeals process § 18.76.050 .

Where do I find the numeric setbacks, lot coverage, and height limits for my zone?

Zone‑specific numeric standards live in the development standards tables (e.g., Table 18.31.01 for residential zones and Table 18.32.01 for commercial zones). Refer to those tables and the notes in Chapter 18.31 and 18.32; confirm exact numbers with the Development Services Director § 18.31; Table 18.31.01; § 18.32 Table 18.32.01 .

If my house is in a historic‑registered building, does design review change?

Yes — properties on the local register and those in the DWSP are subject to ARB review focused on preserving significant architectural features and historic character; see the ARB duties and local register provisions § 18.78.020–030 . ---

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