This Chapter establishes procedures for the review and approval or denial of Architectural Design and Site Development Review with the intent to promote orderly development and an aesthetically and environmentally pleasing and economically viable community as well as compliance with the General Plan, any applicable specific plan, the standards specified in this Code, and architectural review guidelines.
(Ord. 1670(19) § 11)
Architectural Design and Site Development Review shall be required for all new buildings or structures and additions and alterations to existing structures with the following exceptions:
A. 
Single-family homes in R-1 zones, and development projects with six or fewer residential units in the R-2, R-3, and MU zones, that are not part of a subdivision map;
B. 
Accessory dwelling units and junior accessory dwelling units;
C. 
Additions of floor area within the existing building envelope;
D. 
Additions and alterations to existing buildings and structures that will not increase the gross floor area of the building by more than 2,500 square feet and will not involve exterior alterations along any street-facing façade on Ocean Avenue, H Street north of Cypress Avenue, or Central Avenue; and
E. 
Alterations and improvements required to meet Federal or State requirements to accommodate persons with disabilities.
(Ord. 1670(19) § 11; Ord. 1679(21) § 11; Ord. 1702(23) § 8)
An application for an Architectural Design and Site Development Review shall be prepared, filed, and processed in compliance with Chapter 17.504 (Application Processing Procedures) and this Chapter.
(Ord. 1670(19) § 11)
A. 
The review authority for an Architectural Design and Site Development Review shall be as follows:
1. 
Minor architectural design and site development review. All projects that do not meet the criteria for Commission review as specified below and are not exempt (See Section 17.512.020 (Applicability)) shall be subject to review and approval or denial by the Director.
2. 
Major architectural design and site development review. The Commission shall be the review authority for any of the following:
a. 
New construction of 2,500 square feet or more or new additions of 2,500 square feet or more; or
b. 
New construction with frontage on Ocean Avenue, H Street north of Cypress Avenue, or Central Avenue (excluding additions); or
c. 
Any major façade improvements with frontage on Ocean Avenue, H Street (north of Cypress Avenue), or Central Avenue.
B. 
Noticing and Public Hearing.
1. 
No noticing or public hearings are required for Minor Architectural Design and Site Development Review, consistent with Chapter 17.608 (Public Hearings and Noticing).
2. 
Noticing and a public hearing are required for the decision on a Major Architectural Design and Site Development Review, consistent with Chapter 17.608 (Public Hearings and Noticing).
(Ord. 1670(19) § 11; Ord. 1679(21) § 11)
The review authority shall approve, with or without conditions, an Architectural Design and Site Development Review application only after the following findings are made:
A. 
The proposed development is consistent with the General Plan and any applicable specific plan;
B. 
The proposed development is consistent with all the applicable standards in this Code;
C. 
The proposed development will not be detrimental to the public health, safety, or general welfare;
D. 
The proposed development substantially complies with any applicable City design guidelines, including, but not limited to, architectural guidelines;
E. 
The proposed development has an appropriate relationship to land use and development of adjacent properties, including topographic and other physical characteristics of the land; and
F. 
The proposed development has a compatible architectural style with the character of the surrounding area, both to avoid repetition of identical design where not desired, and to ensure compatibility in design where desired.
(Ord. 1670(19) § 11)
Unless otherwise specified in this Chapter, the procedures and requirements in Chapter 17.552 (Permit Implementation, Time Limits, Extensions), Chapter 17.612 (Appeals), and Chapter 17.556 (Permit Modification and Revocation), shall apply following a decision on an Architectural Design and Site Development Review.
(Ord. 1670(19) § 11)