The purpose of this chapter is to ensure the review of projects
for architectural and site plan design as an integral part of the
development review process.
(Ord. 777 § 1 (Exh. A),
2002)
Each application for a conditional use permit, development plan
permit, minor variance, or variance (including all associated plans
and elevations) shall be reviewed to ensure that the application is
consistent with: the purpose of this chapter; all applicable development
standards and regulations of this title; and any adopted design guidelines
and policies that may apply, whenever any physical alteration or construction
is proposed.
A.
Directors
Review.
1.
Design
review is initiated when the department receives a complete application
package including all required attachments, elevations, plans, specifications,
sample materials, etc. as specified in department handouts and any
additional information required by the director in order to conduct
a thorough review of the proposed project.
2.
Upon
receipt of a complete application the director shall conduct a review
of the location, design, site plan configuration, and effect of the
proposed development by comparing the project plans to established
development standards and regulations and any design guidelines/policies.
3.
In
general, the following criteria shall be considered during the review
of development applications submitted to the department:
a.
Compliance with this chapter and all other applicable city ordinances;
b.
Desirable site layout and design;
c.
Compatibility with neighboring property and development;
d.
Efficiency and safety of public access and parking;
e.
Appropriate open space and use of water efficient landscaping;
f.
Consistency with the general plan and any applicable specific plan;
and
g.
Consistency with any adopted design guidelines and design review
policies.
B.
Reference
to Design Guidelines and Policies.
1.
The
director shall refer to any design guidelines and policies that have
been adopted by the council in order to provide guidance to applicants
seeking to comply with the requirements of this chapter. The council
may amend the design guidelines and policies whenever deemed appropriate
in order to carry out the purpose of this chapter. Copies of any adopted
design guidelines and policies shall be available to the public at
the department.
2.
The
adopted design guidelines are to be used by property owners, developers,
architects, designers, and landscape architects in the planning and
design of projects in the city. The design guidelines communicate
the desired qualities and characteristics of development, and are
intended to promote quality design that is compatible with the surrounding
neighborhood and which implements the general plan. The design guidelines
and policies are used by city staff, the architectural board of review,
the commission, and the council as adopted criteria for the review
of development proposals subject to design review.
C.
Directors
Recommendation.
1.
The
director shall provide a written statement of findings and recommendations
to the applicable review authority for its consideration simultaneously
with the final determination on a conditional use permit, development
plan permit, minor variance, or variance application. The director
may recommend approval, approval with conditions, or disapproval of
a projects design. The report containing findings, recommendations,
and conditions shall also be forwarded to the applicant before consideration
by the review authority.
2.
Where
the findings and recommendations of the director may substantially
alter a proposed development, the applicant may be requested to submit
revised plans at the discretion of the director.
D.
Preliminary
Design Review. The director may require that a project applicant submit
design concept plans for preliminary design review before submittal
of a formal application for a project deemed significant by the director.
The purpose of the preliminary consultation is to advise the project
applicant of applicable design guidelines, design review policies,
and other specific design criteria that may affect the projects design.
E.
Architectural
Review Board Project Review.
1.
The
architectural review board (ARB) shall review site and structure design
and landscaping plans for development projects and shall provide recommendations
which should be considered by staff, the commission, and the council.
2.
The
elements of design consideration shall include landscaping and hardscape
features, screening, site plan layout and function, structure exterior
appearance, and sun control measures.
3.
Projects
may be reviewed by the architectural review board (ARB) at the discretion
of the director.
(Ord. 777 § 1 (Exh. A),
2002)
All applications shall be subject to the applicable provisions
of this title, including the procedures identified in the following:
17.76 Appeals
17.36 Application Filing, Processing, and Fees
17.68.080 Changes to an Approved Project
17.74 Public Hearings
17.78 Revocations and Modifications
17.68.070 Time Extensions
(Ord. 777 § 1 (Exh. A),
2002)
