Local zoning · Union City

Union City — Design Review

Q: Do district overlays add extra design requirements I must follow?

Yes. Overlay and district chapters such as the Civic Center Design Control District (CCDCD) , the 511 Area and DIPSA impose additional submission and design requirements (materials lists, maps, special setbacks, landscaping and parking screening). Check the district chapter applicable to your parcel (for example § 18.78.010 for CCDCD and § 18.100.010 for the 511 Area).

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

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Last reviewed: July 2, 2026

Overview

Union City's design-review rules are administered through the Site Development Review and Administrative Site Development Review procedures in Title 18 (Zoning). The broad policy and findings for design-oriented review live in Chapter 18.76 and the administrative (staff-level) variant is in Chapter 18.72; both apply citywide but the code also creates district- and overlay-specific design controls (for example the Civic Center Design Control District and the 511 Area). See the city's zoning rules for the word-by-word standards; this page synthesizes where design review is required and how it operates under the local ordinance. For related technical topics see the local pages on design review, development standards, parking, overlay districts, historic preservation, landscaping, ADUs and the California Building Standards Code.

How Union City organizes "design review" in the Code

The city calls the primary design-control process Site Development Review (Chapter 18.76; range § 18.76.010 – § 18.76.110) and states its purpose and citywide applicability there.
A narrower, staff-level review named Administrative Site Development Review (Chapter 18.72) covers smaller or routine projects and identifies categories eligible for administrative review and when an application must be bumped up to full Planning Commission review. See the findings required for administrative approvals in § 18.72.070.
The Planning Commission makes the final determination on full site development review applications and must hold a noticed public hearing; notice and appeal procedures are set out in the administration chapter (§ 18.52 series). The Commission's approval must show the findings in § 18.76.045.

Practical takeaway: design review is not a free-standing "architectural review" portal — it is embedded in the Site Development Review process that applies citywide, with administrative exceptions.

District-by-district breakdown

Note: the code contains many zoning district chapters. Below are Union City districts where the ordinance adds district-specific design controls tied directly to the Site Development Review process. Each subsection lists purpose, typical permitted uses (short form), key dimensional/design expectations referenced in the code, and where it applies.

Civic Center Design Control District (CCDCD)

Purpose: Protect public investment and ensure high-quality architecture, site planning, and landscaping compatible with the Civic Center. All development within the CCDCD follows the underlying zone regulations plus CCDCD additions. § 18.78.010 – § 18.78.110.
Typical uses: Any uses allowed by the underlying zoning district (CCDCD does not change permitted uses).
Key expectations: added submission requirements (area map, building materials, detailed signage, fencing, and landscaping) and screening requirements for parking and loading; property frontage landscaping and maintenance requirements also appear in the CCDCD rules. Review follows the underlying zone's procedure (site development or administrative site development). See § 18.78.010.
Where it applies: area defined in CCDCD maps (see Chapter 18.78).

511 Area District

Purpose: Implements the 511 Area Specific Plan; ensures quality development consistent with that Specific Plan. § 18.100.010 – § 18.100.090.
Typical uses: Mixed residential and commercial types as established by the Specific Plan (family dwellings, civic uses, retail, etc.).
Key dimensional & design standards: site area/dimensions, front yard and street setbacks (example: 15 ft from face of parking curb on many frontages; special Mission Blvd setback in DIPSA/511 references), minimum FAR ranges and height limits are specified in related subparts — projects must be "architecturally compatible" with adjacent residential uses (matching siding, roof pitch, trim, etc.). Follow Chapters 18.76 / 18.72 procedures for review.
Where it applies: the 511 Area Specific Plan district.

Decoto Industrial Park Study Area (DIPSA)

Purpose: ensure quality development and specific standards for the districts listed in Table 18.102.040. Chapter 18.102 (DIPSA).
Typical uses: industrial, commercial/office and supporting uses as established in DIPSA tables.
Key standards: residential development standards, buffering, setbacks (e.g., Mission Blvd special building line noted elsewhere), and requirement that larger proposals comply with site development review criteria. See § 18.102.010.
Where it applies: the geographic DIPSA map and Table 18.102.040.

Neighborhood Commercial and Old Alvarado (Chapter 18.36 / Old Alvarado design)

Purpose: neighborhood-scale commercial with design rules to preserve pedestrian environment. See Section 18.36.180 (Old Alvarado design requirements).
Typical uses: neighborhood retail, services, small restaurants, sidewalk cafés (subject to site plan review).
Key standards: sidewalk café and outdoor dining standards, clear pedestrian path requirements, and mandatory site plan review for outdoor dining and encroachments. Off-street parking rules and sign requirements are cross-referenced. See Section 18.36.190 and 18.36.180.
Where it applies: Neighborhood Commercial districts and Old Alvarado areas identified in Chapter 18.36.

Hillside Combining (-H) District

Purpose: ensure hillside development responds to topography and General Plan goals; design and grading controls apply and are reviewed under site development review. Chapter 18.96.
Typical uses: residential development subject to slope-dependent density limits, geotechnical requirements.
Key standards: slope-based density adjustments, geotechnical reports and site-specific design controls; review and findings required under Chapters 18.76 / 18.72 as applicable.
Where it applies: hillside areas shown in the zoning map and Chapter 18.96.

(Other districts such as VMU, CSMU, CUL, CMUE, SEE, RM, and RS district standards include design, façade, roof, and landscaping criteria that are applied through site development review; see the district chapters referenced below for district-specific detail.)

Quick reference table — decision-relevant standards and where to cite them

Topic / Standard	What matters for design review	Code reference
Citywide design-review authority / purpose	Site Development Review applies citywide; used to prevent unsightly or incompatible development and to promote orderly, attractive design.	§ 18.76.010 – § 18.76.110
Findings required for Planning Commission approval	Approvals must be consistent with General Plan, district purpose, and the purpose of site development review (findings list).	§ 18.76.045
Administrative site development review	Categories of minor projects (ASD) and applicable findings; Zoning Administrator may refer matters to Planning Commission.	§ 18.72.010; § 18.72.070
Civic Center extra requirements	Extra submission items (area map, material/landscape note, signage) and parking/loading screening rules.	§ 18.78.010 – § 18.78.110
Old Alvarado / Neighborhood Commercial design rules	Sidewalk café and outdoor dining design, clear-path width, and site plan review requirements.	§ 18.36.180; § 18.36.190
Landscaping standards tied to review	Minimum landscaped area percentages and maintenance requirements for projects subject to review.	Chapter 18.112; cross-referenced in site review chapters
Parking design expectations (affects site layout)	Parking counts, layout and screening often required as part of site development review submittals.	Section references in Chapter 18.36 and parking tables

Application process — what the ordinance requires (high level)

Site Development Review is filed through the Director and reviewed by staff and the Planning Commission; applications must include the data and checklist items listed in the Title 18 formal application checklist and be accompanied by fees set by City Council. See Chapter 18.76 for the overall application rule and submittal items and § 18.52.082/083/088 for notice and appeal.
Administrative Site Development Review applications are filed with the Zoning Administrator; the Zoning Administrator provides public notice under § 18.52.083 and may refer the project to the Planning Commission as specified in Chapter 18.72. Administrative approvals use the findings in § 18.72.070.
The Director (or Zoning Administrator) will circulate applications to other city departments and may require consultant reports at the applicant's expense if unusual impacts (noise, odors, hazards) are suspected. Final action by the Commission must show the findings in § 18.76.045.

Checklist

Provide a completed Site Development Review application form and fee (per Director / Master Fee Schedule). (See Chapter 18.76)
Attach all items from the Formal Application Checklist (site plan, elevations, materials, landscape plan, signage, parking layout). (required by Chapters 18.76 / 18.72)
For projects in the CCDCD, include area map and detailed materials/signage/landscape notes. § 18.78.010
For Old Alvarado / Neighborhood Commercial projects propose sidewalk-café layouts and show the 5-foot pedestrian clearance path where applicable. § 18.36.190
If the project affects slopes, remove protected trees, or needs grading, include geotechnical and tree-impact reports (Hillside / Open Space rules). Chapters 18.96 / 18.92
Expect internal Development Review Committee comments and at least one written staff report before formal hearing or decision. (See preliminary review & DRC procedure)

Risks & Ambiguities

Issue	Why it matters	What to verify
When a project qualifies for Administrative vs. full Site Development Review	The Zoning Administrator has discretion to escalate; ambiguous classification affects public notice, hearing, and timeline.	Confirm eligibility and form of review with Planning staff before submittal. See Chapter 18.72 and referral triggers in § 18.72.020 – § 18.72.070.
ADU exterior changes and design review applicability	The ADU chapter exempts ADUs from one local section but does not clearly say ADUs are wholly exempt from site development review citywide. This affects whether an ADU needs design/site review.	Verify with the Planning Division whether an ADU on your parcel triggers administrative or full site review. The code notes ADU exceptions for certain sections but does not state a blanket exemption from Chapter 18.76 in the retrieved materials. Not found in retrieved materials (verify with jurisdiction).
District-specific standards that modify general rules	CCDCD, 511 Area, DIPSA, VMU and other chapters add requirements (materials, landscape, special setbacks). Missing one of these leads to denial or heavy conditions.	Check the underlying district chapter applicable to the parcel (e.g., § 18.78.010 for CCDCD, § 18.100.010 for 511 Area, § 18.102.010 for DIPSA).
Exact application submittal checklist content	The Code requires a "Formal Application Checklist as prescribed by the Director" but the checklist text is administered by Planning staff and may change.	Get the current Formal Application Checklist from the Planning Division (pre-application intake) — the ordinance points to that checklist but the checklist itself is a staff document. Not a specific code section; see Chapters 18.76 / 18.72.

Plain-English Summary

Union City handles design review through its Site Development Review rules in Title 18: big projects go to the Planning Commission under Chapter 18.76, smaller or routine projects can be handled administratively under Chapter 18.72, and a set of district-specific chapters (for example CCDCD, the 511 Area, and DIPSA) add extra design, materials, landscaping and submission requirements; applicants should use the Formal Application Checklist and confirm review path with staff.

Source References

City of Union City Zoning Code, Chapter 18.76, Site Development Review (range § 18.76.010 – § 18.76.110) — purpose, applicability, findings and application requirements.
City of Union City Zoning Code, Chapter 18.72, Administrative Site Development Review — categories, application rules and findings (see § 18.72.010 and § 18.72.070).
City of Union City Zoning Code, Chapter 18.78, Civic Center Design Control District (§ 18.78.010 – § 18.78.110).
City of Union City Zoning Code, Chapter 18.100, 511 Area District (§ 18.100.010 – § 18.100.090).
City of Union City Zoning Code, Chapter 18.102, Decoto Industrial Park Study Area (DIPSA) (§ 18.102.010 – § 18.102.050).
City of Union City Zoning Code, Neighborhood Commercial / Old Alvarado design requirements (Section 18.36.180 and outdoor dining 18.36.190).
Landscaping and parking standards referenced in Title 18 (landscape chapter and parking tables).

Information Gaps

Whether accessory dwelling units (ADUs) are categorically exempt from Site Development Review under Chapter 18.76 is not made explicit in the retrieved materials — the ADU chapter notes some local exemptions but does not state a blanket exemption for design/site review. Verify with the Planning Division.
The “Formal Application Checklist” referenced repeatedly is a Planning Division document (not fully reproduced in the pulled code excerpts). Applicants must obtain the current checklist from staff.

Sources

Retrieved passages

Union City Zoning Code (§ 13.5) High relevance
Union City Zoning Code (Chapter 18.54) Medium relevance
Union City Zoning Code (title and) Medium relevance
Union City Zoning Code (§ 3) Medium relevance
Union City Zoning Code (§ 2) Medium relevance
Union City Zoning Code (Chapter 18.76.) Medium relevance
Union City Zoning Code (§ 2) Medium relevance
Union City Zoning Code (Chapter 18.56) Medium relevance
CBC § 4 (§ 4) Medium relevance
Union City Zoning Code (§ 5) Medium relevance
Union City Zoning Code (Chapter 18.56) Medium relevance
Union City Zoning Code (Section 18.76.010.) Medium relevance
Union City Zoning Code (§ 4) Medium relevance
Union City Zoning Code (§ 2) Medium relevance
Union City Zoning Code (§ 3) Medium relevance
Union City Zoning Code (§ 2) Medium relevance
Union City Zoning Code (§ 6.9) Medium relevance
Union City Zoning Code Medium relevance
CBC § 310 (Section 310) Medium relevance

Cited sections

Official Union City code library

Frequently asked questions

Do I always need design review (site development review) for a new project in Union City?

Union City’s Site Development Review procedure applies to proposed projects in all Title 18 districts, so most new development will be subject to review unless specifically excluded (City projects on City-owned property are excluded). The city allows some projects to be handled by Administrative Site Development Review under Chapter 18.72, but the default is site development review under Chapter 18.76; see § 18.76.010 and related provisions.

What findings must the Planning Commission make to approve a site development review?

The Commission must find that the project is consistent with the General Plan and any applicable specific plans, consistent with the purposes of Title 18 and district requirements, and consistent with the purpose of site development review as listed in the code; the findings for Commission approval are in § 18.76.045.

When can the Zoning Administrator approve a project instead of the Planning Commission?

If the project fits the categories eligible for administrative review (minor projects listed in Chapter 18.72), the Zoning Administrator can decide it. If the Zoning Administrator deems the project a matter of public interest or not clearly within the administrative categories, it will be referred to the Planning Commission. The administrative findings are in § 18.72.070.

Do district overlays add extra design requirements I must follow?

Yes. Overlay and district chapters such as the Civic Center Design Control District (CCDCD), the 511 Area and DIPSA impose additional submission and design requirements (materials lists, maps, special setbacks, landscaping and parking screening). Check the district chapter applicable to your parcel (for example § 18.78.010 for CCDCD and § 18.100.010 for the 511 Area).

Will I need to show a landscaping plan and maintenance in the submittal?

Yes. Landscaping standards are enforced as part of site review; several chapters require minimum landscaped area percentages and ongoing maintenance obligations, and they are cross-referenced into the site-review process. The code refers applicants to the landscape chapter and a Landscape Standards Policy Statement in Title 18.

Is a sidewalk café or outdoor dining allowed without review?

No — sidewalks cafés and outdoor dining that meet the thresholds in Chapter 18.36 are subject to site plan review (and sometimes an administrative use permit). The code includes specific design and circulation rules (clear path width, barriers under 3 ft, no permanent structures unless treated as an outdoor dining patio) in § 18.36.190.

Does approval of site development review guarantee I can get a building permit?

No. A site development review approval is required before building permits but does not substitute for building-code approvals. A site development approval is valid for one year (with limited extension rules); building permits and Title 24 compliance (the state California Building Standards Code) remain separate. See validity and extension rules in Chapters 18.76 / 18.52.

If my project is in the Historic/LHP Overlay, are there special rules?

Yes — projects in the Landmark and Historic Preservation (LHP) Overlay have different review triggers (for example second-story additions, exterior remodels, and accessory structures over a size threshold) and may require different review paths; check the LHP overlay chapter and the Administrative/Planning review rules for historic resources. See LHP overlay references in Chapter 18.72 and the overlay chapter.

What happens if my site development review is denied?

If denied, the code prevents filing for the same or substantially the same project on the same site for one year following the date of denial; appeals and extension procedures are described in the administration chapters. See denial and refiling rule in Chapter 18.76 / § 18.76.x (related provisions).

Where can I get the precise submittal checklist and the current fee schedule?

The ordinance requires submittal of items listed on the Formal Application Checklist "as prescribed by the Director"; the checklist is a Planning Division document available at intake/pre-application. The ordinance cites these requirements in Chapter 18.76 and related chapters. Obtain the current checklist from the Economic & Community Development Department (Planning).

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