Local zoning · Tiburon

Tiburon — Design Review

Q: Who decides design review applications in Tiburon?

The Design Review Board is the Review Authority for most Site Plan and Architectural Review applications ( § 16‑60.020 ); the Planning Director may act on Minor Alterations (examples listed in § 16‑52.020.F ) and the Director’s decisions are appealable per Table 5‑1 ( § 16‑50.020 ) .

Q: If my property is in Downtown Tiburon or the Historic Overlay, are there special rules?

Yes — exterior alterations in the HPO must prioritize retention of historically significant materials and follow the Downtown Tiburon Design Handbook; some repainting may be allowed without a permit if the Director determines the color conforms to the approved historic palette ( § 16‑23.050 ) .

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

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Last reviewed: July 2, 2026

Overview

Design review in Tiburon is handled through the Town’s Site Plan and Architectural Review process to protect neighborhood character, views, landscaping, and minimize grading and tree removal. The rules are in Title IV, Chapter 16 (the Zoning Ordinance) and are primarily implemented under § 16-52.020; the Design Review Board and Director share review authority under § 16-60.020 and Table 5-1 in § 16-50.020 (Review Authority) . Read this page as a focused, Tiburon-only synthesis of what the ordinance requires for design/architectural/site-plan review (not building-code or broader permitting).

Key quick links (first mention of each topic): the Town’s approach ties into design review, parking, development standards, overlay districts, historic preservation, ADUs, and the California Building Standards Code.

What the Code Requires (core rules & authorities)

Site Plan and Architectural Review is the mechanism named in the Zoning Ordinance; its purpose and applicability are stated in § 16-52.010 and § 16-52.020. Projects that create a “structure,” alter a structure requiring a building permit, install pools/spas, relocate HVAC/generators, perform grading over 50 cubic yards, or other listed items must obtain review before permits are issued (see § 16-52.020.B) .
The Design Review Board (the “Board”) is the principal Review Authority for Site Plan and Architectural Review, with the Director authorized to decide on Minor Alterations (and to ministerially approve especially minor projects in narrow circumstances) — see § 16-60.020, § 16-50.020 (Table 5‑1), and § 16-52.020.F–G .
Guiding principles the Review Authority must apply include site plan adequacy, neighborhood character, floor area ratio, minimizing grading/tree removal, compatibility of architectural style, landscaping and lighting controls, and green building requirements where applicable — see § 16-52.020.H and associated subsections (including application of the Hillside Design Guidelines and Downtown Tiburon Design Handbook in § 16-52.020.J) .
Notifications, story pole requirements for roof/mass changes, and the conformance check at building permit stage are explicit: courtesy notices to owners within 300 feet (or to contiguous owners for minor projects) and story poles for certain roof-altering Minor Alterations are required; building permits are not issued until the Director determines substantial conformance with the approved Site Plan and Architectural Review decision (§ 16-50.030, § 16-52.020.L, § 16-52.020.M) .

District-by-district breakdown (what design review looks like in Tiburon’s actual zones)

Below are Tiburon districts with ordinance citations that explain how design review applies locally. Where the uploaded materials do not list a numeric dimensional table for a district, I note that explicitly — verify with the Planning Division for parcel-specific numeric standards.

RMP / AHO (Residential Master Planned / Affordable Housing Overlay)

Purpose and where it applies: RMP/AHO is a planned residential zone that permits higher densities under affordable-housing rules; development standards and incentives are handled through Site Plan and Architectural Review and/or Conditional Use Permit as applicable (see § 16-23.040 and § 16-23.050) .
Typical permitted uses: multiunit residential and qualifying affordable housing projects; the overlay allows density and standards flexibility where the Review Authority finds public benefit.
Design-review focus: building envelopes and siting flexibility are explicitly mentioned; the Review Authority determines lot coverage, height (up to 3 stories or 38 ft in some AHO cases), and FAR/density tradeoffs through SPR approval (see Table 2‑4 references in § 16-23.040 and § 16‑23.050) .
Code references: § 16-23.040; SPR required for new construction and site changes under § 16-52.020 .

NC (Neighborhood Commercial) and VC (Village Commercial)

Purpose and where it applies: NC and VC are the commercial zones that govern Downtown Tiburon and neighborhood-serving retail/restaurant uses. The Historic Protection Overlay (HPO) often overlays these zones downtown (see § 16-23.050 and references to the Downtown Design Handbook) .
Typical permitted uses: retail, personal services, restaurants, small offices consistent with commercial tables (consult Table 2‑3 for precise lists; Table 2‑3 is referenced in § 16‑23.050 for HPO standards) .
Design-review focus: exterior alterations in the HPO require Director approval for Minor Alterations and Board review for larger changes; facades, windows, doors, materials, colors and preservation of historic character are emphasized (see § 16-23.050.C and § 16-52.020). Downtown projects are explicitly reviewed against the Downtown Tiburon Design Handbook .
Code references: § 16-23.050, § 16-52.020 .

O (Office)

Purpose and where it applies: O (Office) zone is intended for non‑retail office uses in areas near residential/commercial mixes (see § 16-24.010 – § 16‑24.030) .
Typical permitted uses: public or private office uses (non‑medical/dental) as permitted uses; certain uses (e.g., parking structures, day care) require Conditional Use Permits per § 16-24.030 .
Design-review focus: site layout and building size must conform to the Office Zone standards and are reviewed through Site Plan and Architectural Review when changes are proposed (see § 16-24.030 and § 16-52.020) .

HPO (Historic Protection Overlay Zone)

Purpose and where it applies: HPO overlays the Downtown Tiburon commercial area to preserve historic resources; permitted uses follow the underlying NC / VC zones but exterior changes are controlled (see § 16-23.050) .
Typical permitted uses: same as underlying commercial zones; exterior alterations are subject to design controls and review.
Design-review focus: emphasis on retention of historic materials, colors (Benjamin Moore Historic palette exception for repainting when approved), matching of replacement features, and adherence to the Downtown Tiburon Design Handbook — many exterior changes in the HPO require SPR and Director approval for Minor Alterations (§ 16-23.050.C) .

General residential zones (R-1, R-2, R-3) — how review works in residential areas

The ordinance requires SPR for construction of any “structure” or physical exterior alteration requiring a building permit; R-1/R-2/R-3 residential zone-specific numeric standards (setbacks, lot coverage, base FAR) are contained elsewhere in the zoning tables (Table 2‑3, zone-specific sections). The code explicitly uses SPR to evaluate neighborhood character, floor area ratio guidelines, and to discourage second‑story intrusions in one‑story neighborhoods (§ 16-52.020.H, and remodel/new construction rules in § 16‑52.020.K) .
Where numeric zone standards for R-1 / R-3 are required for a parcel (setbacks, lot coverage, height), those appear in the zone tables referenced in Article II (Table 2‑3). Those specific numeric tables were not included in the retrieved excerpts here: verify with the Planning Division or Table 2‑3 in the full ordinance for the parcel-specific numbers. Not found in retrieved materials: the complete numeric table rows for R-1 / R-2 / R-3 are not present in the files supplied .

One decision-relevant table (What triggers Site Plan & Architectural Review)

Project / Action	SPR required?	Typical Review Authority	Code Reference
New structure or any addition requiring a Building Permit	Yes	Design Review Board (or Director for minor)	§ 16-52.020.B
Residential addition < 500 sq ft; accessory building < 500 sq ft; fences, re‑roofs, windows, decks (Minor Alterations list)	Treated as Minor Alteration — SPR still applies but decision may be by Director	Director (Decision); Board as appeal body per Table 5‑1	§ 16-52.020.F and § 16-50.020 (Table 5‑1)
Pools, spas, HVAC / generators, satellite dishes >1 m, skylights	Yes	Director or Board depending on scale	§ 16-52.020.B and § 16-52.020.F
Grading / earthwork > 50 cubic yards	Yes (SPR + Grading Permit where required)	Design Review Board / Director depending on scope	§ 16-52.020.B
Exterior changes in HPO zone	Yes — many require Director review for Minor Alteration; larger changes to Board	Director / Design Review Board	§ 16-23.050.C and § 16-52.020

Checklist — what an applicant must satisfy for a typical Site Plan & Architectural Review application

File a complete application per § 16-50.030 with required forms and fees (check Planning Division for current checklist) .
Scaled site plan, elevations, roof plans, sections, grading plan (if applicable), landscape plan showing drought‑tolerant/native plants and tree preservation measures (landscaping standards referenced throughout § 16-52.020) .
Floor area calculations and FAR demonstration; where proposing to exceed floor area guidelines supply findings for a floor area exception per § 16-52.020.I and the examples/guidelines in the ordinance .
Photo simulations, massing studies, and story poles if the project materially increases roof height, location or visual roof mass (story pole rule is required for specific Minor Alterations) § 16-52.020.L .
Lighting plan showing shielded downlighting and measures to avoid glare (lighting guidance is in SPR principles) § 16‑52.020.H.8 .
Evidence of neighbor outreach; be prepared for the Director to mail courtesy notices to owners within 300 feet for most SPRs (courtesy notice rules in § 16‑50.030.D) .
Conformance demonstration at Building Permit submittal; Building Permits will not be issued until the Director confirms substantial conformance with the SPR decision (§ 16-52.020.M) .
If in Downtown/HPO, materials and color schedules that show compliance with the Downtown Tiburon Design Handbook and historic retention standards (§ 16-23.050) .
If proposing changes affecting parking or lot layout, check parking rules and whether modifications trigger SPR review (parking modifications in non‑residential zones and large parking areas in R‑3 / RMP do) § 16‑52.020.B.6 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Remodel vs new construction classification	If a remodel removes >50% of exterior wall framing or roof is removed and >50% framing removed, the project is treated as new construction and must meet new-construction standards (§ 16‑52.020.K)	Verify demolition calculations and include demolition plan to avoid unexpected re‑filing.
Whether a change is a “Minor Alteration” (Director) or requires Board hearing	The decision pathway (Director ministerial vs Board public hearing) affects timelines, noticing, and appeal rights; the code lists examples but leaves Director discretion (§ 16‑52.020.F–G)	Confirm with Planning staff prior to filing whether the Director will handle the review or if Board hearing is required.
FAR / Floor Area Exception standards and precedent	Visual compatibility is a discretionary finding for exceptions; applicant burden is documentary and visual evidence-based (§ 16‑52.020.I)	Provide neighborhood examples, massing studies and be prepared that objective floor-area numbers alone won’t guarantee approval.
Historic overlay requirements vs “ordinary” SPR	HPO requires retention of historic materials and adherence to the Downtown Tiburon Design Handbook; repainting exceptions are narrow (§ 16‑23.050)	If in HPO, confirm specific Inventory listing and whether your property is in the Local Historic Inventory before assuming simple approval.
Parcel‑specific numeric zone standards (setbacks, coverage, heights)	SPR evaluates design against both discretionary goals and numeric development standards; the zone tables (Table 2‑3) supply parcel-specific numeric limits but were not included in the extracted text here	Verify the exact numeric standards in Table 2‑3 for the subject zone and parcel (contact Planning Division). Not found in retrieved materials: full numeric table rows for ordinary residential zones .

Plain-English Summary

If you build, add to, or change the outside of a house or commercial building in Tiburon you will almost always need Site Plan and Architectural Review so the Town can check that the design fits the neighborhood, preserves trees and views, uses appropriate materials and lighting, and complies with overlay rules (Historic and Affordable Housing overlays have extra standards). The Town’s Design Review Board or the Planning Director handles the review depending on the size of the change; expect neighbor notices, possible story poles for roof changes, and a conformance check at the building-permit stage (§ 16‑52.020, § 16‑60.020, § 16‑50.030) .

Source References

Town of Tiburon Zoning Ordinance, Title IV, Chapter 16 — Purpose and Applicability; Site Plan and Architectural Review: § 16-52.010 and § 16-52.020. See ordinance excerpts in the supplied file for the full SPR language.
SPR Minor Alterations, Director authority, and examples list: § 16-52.020.F–G.
Design Review Board duties and membership: § 16-60.020.
Review Authority table (Table 5‑1) and application processing: § 16-50.020 and § 16‑50.030 (noticing, story poles).
Historic Protection Overlay - HPO standards and Downtown Tiburon Design Handbook guidance: § 16‑23.050.
Floor area guideline examples and floor-area exception rules: § 16‑52.020.I (examples) and related text.
Conformance check at Building Permit submittal: § 16‑52.020.M.

(If you want direct links to the full ordinance text or the Town’s Planning Division checklists, tell me the specific parcel or project type and I’ll list the exact sections or documents to pull from Town webpages or request the Planning Division checklist.)

Sources

Retrieved passages

Tiburon Zoning Code (Article V) High relevance
Tiburon Zoning Code (Article V) High relevance
Tiburon Zoning Code (TITLE IV) High relevance
Tiburon Zoning Code (Article V) High relevance
Tiburon Zoning Code (Article VI) High relevance
Tiburon Zoning Code (Article II) High relevance
CBC § 16 (Chapter 16A) High relevance
Tiburon Zoning Code (Article V) High relevance

Cited sections

Official Tiburon code library

Frequently asked questions

Do I always need Design Review for an addition to my Tiburon home?

Most exterior additions that require a building permit are subject to Site Plan and Architectural Review under § 16-52.020; small residential additions under 500 sq ft may be treated as Minor Alterations and can be decided by the Director, but SPR still applies to the design review standards § 16‑52.020.F .

What triggers a story-pole requirement in Tiburon?

Story poles are required for Minor Alteration projects that would materially increase roof height, roof location, or visual roof mass; story poles must be erected before courtesy notices are mailed and are used for visual assessment per § 16‑52.020.L .

Who decides design review applications in Tiburon?

The Design Review Board is the Review Authority for most Site Plan and Architectural Review applications (§ 16‑60.020); the Planning Director may act on Minor Alterations (examples listed in § 16‑52.020.F) and the Director’s decisions are appealable per Table 5‑1 (§ 16‑50.020) .

How will the Town evaluate my project’s size and scale (FAR)?

Tiburon applies a floor area guideline and allows floor‑area exceptions when the applicant demonstrates that the visual size/scale is compatible with surrounding structures and the site’s physical characteristics; see § 16‑52.020.I and the example calculations in the ordinance for guidance on typical acceptable sizes .

If my property is in Downtown Tiburon or the Historic Overlay, are there special rules?

Yes — exterior alterations in the HPO must prioritize retention of historically significant materials and follow the Downtown Tiburon Design Handbook; some repainting may be allowed without a permit if the Director determines the color conforms to the approved historic palette (§ 16‑23.050) .

Will I be notified if my neighbor files an SPR application?

The Director will mail courtesy notices to property owners within 300 feet for most Site Plan and Architectural Review applications; for Minor Alterations notices may be limited to contiguous owners as the Director determines (§ 16‑50.030.D) .

What happens if a remodel during construction becomes a “new construction”?

If more than 50% of the exterior wall framing is removed (or the roof is removed and over 50% of upper-level framing removed), the project is treated as new construction, requiring re‑submission under new-construction standards — see the remodel vs new construction rules in § 16‑52.020.K .

Do I need to show compliance with green building standards during design review?

For “covered projects” (residential covered projects as defined in § 16‑90), the Review Authority will include a condition that the project comply with applicable green building standards; see § 16‑52.020.H.11 and cross-reference § 16‑90 in the ordinance (green building rules are embedded in the code) .

What if my lot is nonconforming (undersized)?

Improvements on legal nonconforming lots are permitted but Site Plan and Architectural Review is required for alterations; the ordinance provides that nonconforming conditions cannot be increased and discusses reconstruction/rebuilding conditions in § 16‑62.040 .

How are parking changes reviewed?

Modifications to the layout or design of parking lots in non‑residential zones or parking areas of more than ten spaces in R-3/RMP trigger SPR review (except simple repainting); see § 16‑52.020.B.6 and check the parking standards for required counts and layout rules .

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