This chapter establishes the procedure for design review. The purpose of these provisions is to provide a review procedure to ensure that development is designed to support General Plan policies to preserve the scale and character of established neighborhoods and improve the community orientation of new development. Design review is intended to promote high-quality design, well-crafted and maintained buildings and landscaping, the use of high-quality building materials, and attention to the design and execution of building details and amenities in both public and private projects.
(Ord. 1646 § 2, 2022)
A. 
Design review is required for all projects that require a building permit, which involve construction, reconstruction, rehabilitation, alteration, or other improvements to the exterior of a structure or parking area, except for:
1. 
Construction, reconstruction, alterations, improvements, and landscaping that comply with the requirements of a project developed in compliance with a previous design review approval;
2. 
Ground floor additions to residential structures that constitute an increase in floor area of less than 50 percent;
3. 
Signs exempted pursuant to Section 20.360.002(F) (“Exempt Signs”);
4. 
Changes in sign copy on existing signs, existing changeable copy signs or signs designed to allow a change of copy, excluding painted signs or copy changes which increase the sign area of coverage or which physically alter the sign structure;
5. 
Alterations and improvements required in whole or part to meet federal or State requirements to accommodate persons with disabilities;
6. 
Accessory Dwelling Units as defined under Section 20.350.003 ("Accessory Dwelling Units") of this Code;
7. 
Residential projects proposed and developed pursuant to California Government Code Sections 65852.21 or 66411.7, or both (collectively and commonly known as Senate Bill No. 9 (2021)); and
8. 
Any other development projects or work specifically mandated as only subject to a ministerial or non-discretionary review process by applicable State housing or land use laws, as confirmed by the Chief Planner in consultation with the City Attorney’s Office.
B. 
Design review for new residential dwellings on individual lots which are not in planned developments, and second units, shall be limited to compliance with development standards of the applicable base zone and with the objective standards in Chapter 20.310 (“Site and Building Design Standards”).
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A. 
Chief Planner.
1. 
The Chief Planner may approve, conditionally approve, or deny sign programs with less than 300 square feet of total sign area and additions to one-, two- and three-unit residential structures not elsewhere exempted from the procedures of this chapter, without the Design Review Board’s review and recommendations.
2. 
For items subject to review by the Design Review Board but not requiring Planning Commission approval, the Chief Planner shall consider the recommendations of the Design Review Board and shall approve, conditionally approve or deny the design review application. If the Chief Planner fails to approve, conditionally approve, or deny the application as submitted by the applicant within 90 days following the date the final recommendation is received from the Design Review Board, the application, as submitted, shall be deemed approved, unless the Planning Commission grants the Chief Planner a reasonable extension of time.
3. 
The Chief Planner may refer any project to the Design Review Board for review at his/her discretion because of policy implications, unique or unusual circumstances, or the magnitude of the project.
B. 
Design Review Board. The Design Review Board shall conduct design review of all other projects and signs subject to design review and provide recommendations to the Planning Commission or Chief Planner as detailed in subsection C.
C. 
Planning Commission. The Planning Commission shall have design review authority for all projects requiring Planning Commission approval (such as Use Permits and Variances) and all new commercial, downtown, employment, mixed-use, office and multifamily developments. The Planning Commission shall consider the Design Review Board’s recommendations and shall approve, conditionally approve or deny the design review application. The Planning Commission shall also conduct design review of all applications involving alteration, and/or modification to a designated historic resource and may approve, conditionally approve, or deny the design review application with the Design Review Board’s review and recommendations. When a project proposes new construction following demolition or removal of a designated historic resource, the Design Review Board shall conduct design review but no approval shall be granted under this title without approval of a Certificate of Alteration pursuant to Section 2.56.130 (“Certificate of Alteration”) of the South San Francisco Municipal Code.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A. 
Forms and Fees. Written applications for design review applications shall be submitted to the Planning Division in compliance with the application procedures in Chapter 20.450 (“Common Procedures”).
B. 
Concurrent Processing. When a development project requires a Use Permit, Variance, or any other discretionary zoning approval in addition to design review approval, the design review application shall be submitted to the Planning Division as a part of the application for the underlying permit, Use Permit, or Variance.
C. 
Staff Action. The Planning Division shall check each application submitted for design review for completeness and shall set the request for the review and consideration of the Design Review Board.
D. 
Public Notice. When a development project or sign does not require any Use Permit, Variance, or other discretionary approval other than design review, notice of the proposed action shall be posted in the Planning Division at least 10 days prior to the date of action. The notice shall include a general description of the subject of the application, the location of the property, the date of the decision, the procedure for submitting comments, and the procedure for appealing the decision.
E. 
Alterations to Drawings. If alterations to the approved drawings are desired by the applicant, said drawings shall be re-submitted and processed according to the procedures established herein for approval of the original drawings.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
Design review shall be based on consideration of the requirements of this chapter as they apply to the design of the site plan, structures, landscaping, and other physical features of a proposed project including:
A. 
Building proportions, massing, and architectural details;
B. 
Site design, orientation location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment;
C. 
Size, location, design, development, and arrangement of on-site parking and other paved areas;
D. 
Exterior colors and materials as they relate to each other, to the overall appearance of the project, and to surrounding development;
E. 
Height, materials, colors, and variety of fences, walls, and screen plantings;
F. 
Location and type of landscaping including selection and size of plant materials, design of hardscape, and irrigation; and
G. 
Size, location, design, color, lighting, and materials of all signs.
(Ord. 1646 § 2, 2022)
A. 
Criteria. When conducting design review, the Design Review Board, Chief Planner, Planning Commission, or City Council shall evaluate applications to ensure that they satisfy all zoning standards, including Citywide Site and Building Design Standards (Chapter 20.310), conform to the policies of the General Plan and any applicable specific plan, and are consistent with any other policies or guidelines the City Council may adopt for this purpose.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
A. 
The Chief Planner, Planning Commission, or City Council may only approve a design review application if it finds that the application is consistent with the purposes of this chapter and with the following:
1. 
The applicable standards and requirements of this Ordinance;
2. 
The General Plan and any applicable specific plans the City Council has adopted;
3. 
Any applicable design guidelines adopted by the City Council; and
4. 
Any approved tentative map, Use Permit, variance, or other planning or zoning approval that the project required.
B. 
On lots with an average slope of 30 percent or greater, grading may be approved by the Review Authority only if the following findings can be made:
1. 
The proposed grading is part of or necessary for a project that is consistent with the General Plan and any applicable specific plan.
2. 
The proposed grading and associated project substantially meet the purposes of Section 20.310.002, General Site and Building Design, subsections A, B and C.
3. 
The size, shape, or topography of the site are such that creating slopes over 30 percent is necessary to enable a design that minimizes disturbance to the terrain and natural land features.
4. 
The proposed grading and associated project will not be materially detrimental to persons residing or working in the vicinity, to adjacent property, or the public welfare in general.
(Ord. 1646 § 2, 2022; Ord. 1656, 6/12/2024)
In granting design review approval, the Chief Planner, Planning Commission, or City Council may impose conditions that are reasonably related to the application and deemed necessary to achieve the purposes of this chapter and ensure compliance with the applicable criteria and standards established by this Ordinance.
(Ord. 1646 § 2, 2022)
The Chief Planner shall provide notice of any action by the Chief Planner to approve, modify, or deny an application for design review to the Planning Commission within the applicable appeal period.
(Ord. 1646 § 2, 2022)
A. 
Appeals and Calls for Review. A decision by the Chief Planner shall be subject to review by the Planning Commission either on appeal by the applicant or upon motion of the Planning Commission. If the Planning Commission fails to make an order to review the Chief Planner’s determination at its next regular meeting after the determination, then the Chief Planner’s determination shall be final. A decision of the Chief Planner may be appealed to the Planning Commission and a decision of the Planning Commission may be appealed to the City Council as provided in Chapter 20.570 (“Appeals and Calls for Review”).
B. 
Expiration, Extensions and Modifications. Design review approval is effective and may only be extended or modified as provided for in Chapter 20.450 (“Common Procedures”).
(Ord. 1646 § 2, 2022)
No building permit shall be issued for any activity subject to the provisions of this chapter except in accordance with the terms and conditions of the design review approval. No Certificate of Occupancy shall be granted by the Building Division or approved by the Chief Planner unless a design review approval, if required, has been secured and the building or structure complies with the building permit plans approved following design review unless amendments or changes have been approved pursuant to the requirements of Section 20.450.012 (“Modification”).
A. 
Failure to comply with a design review approval condition is a violation of this chapter subject to enforcement, penalties, and legal procedure as prescribed by Chapter 20.580 (“Enforcement and Abatement Procedures”).
B. 
Any design review approval granted in accordance with the terms of this chapter may be revoked or modified for cause as provided by Section 20.580.006 (“Revocation of Permits”).
(Ord. 1646 § 2, 2022)