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Alameda County, CA Zoning Overlays & Bonuses: Downtown Design Guide (2026)

Significant Restrictions
Compiled from the official code textEditor Martyn O'NeillLast verified August 2026

Key Facts

District
SD (Sunol Downtown)
Review body
Planning Commission
Advisory review
Sunol Citizens Advisory Committee
Trigger
conditional use permit
Applies to
unincorporated Sunol only

Summary

Any conditional use in unincorporated Sunol's downtown SD district must be found consistent with the area's historic, architectural, and visual character before Alameda County's planning commission will approve it.

City-specific rules exist: Oakland, Berkeley, San Leandro, Fremont, and Hayward have their own downtown design guide rules that differ from Alameda County's county-level regulations. If you live in one of those cities, check the city-specific page instead.

In addition to the findings required under Section 17.54.135, the planning commission shall not approve a conditional use in the SD district unless it finds that the use:...5.The design of the project is consistent with the historic, architectural, and visual context of the downtown Sunol plan area; and 6.Has been reviewed by the Sunol citizens advisory committee or its successor body.

View official code

Full Breakdown

Development in the Sunol Downtown (SD) combining district, unincorporated Alameda County's small mixed-use zone in the community of Sunol, needs a conditional use permit from the planning commission for most commercial and higher-density residential uses. Approval requires findings that the project has no growth-inducing impacts, fits the East County Area Plan, and that its design is consistent with the historic, architectural, and visual context of the downtown Sunol plan area, with review by the Sunol Citizens Advisory Committee. This applies only to the small SD-zoned area of unincorporated Sunol.

Violations & Fines

A project denied a required design-consistency finding cannot proceed; unpermitted construction in the SD district is subject to county code enforcement and permit revocation.

Frequently Asked Questions

Who reviews design consistency for Sunol downtown projects?
Alameda County's planning commission makes the finding, after the Sunol Citizens Advisory Committee or its successor body reviews the proposal.
Does this design standard apply anywhere else in the county?
No. It is written specifically for the small SD combining district covering downtown Sunol, not other unincorporated communities like Castro Valley.

Sources & Official References

Other rules in Alameda County

Density Bonus LawSome RestrictionsParking Rules: Commercial & Oversized VehiclesSignificant RestrictionsParking Rules: Preferential Parking DistrictsSome RestrictionsParking Rules: Loading ZonesSome RestrictionsLandscaping Rules: Tree Removal & Heritage TreesSome RestrictionsWater Use Rules: Recycled Water RulesLight RestrictionsHistoric Preservation: Historic-Cultural MonumentsSignificant Restrictions

All Alameda County rules

California rules heatmap·Compare Alameda County to another location·View the California zoning overlays & bonuses overview

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Downtown Design Guide in Cities Across Alameda County

Oakland, CAFremont, CAHayward, CABerkeley, CASan Leandro, CALivermore, CACastro Valley, CA