This section establishes review procedures for residential,
commercial, industrial, and institutional development proposals to
achieve the following purposes:
A.
To
encourage site and structural development which exemplify the best
professional design practices;
B.
To
enhance the residential and business property values within the City
and in neighborhoods surrounding new development;
C.
To
develop property in a manner which respects the physical and environmental
characteristics of each site;
D.
To
minimize stress from poorly designed development which can create
physical and psychological conditions affecting the health, safety,
comfort and general welfare of the inhabitants of the City;
E.
To
ensure that each new development is designed to best comply with the
intent and purpose of the zone in which the property is located and
with the General Plan of the City;
F.
To
ensure that access to each property and circulation thereon are safe
and convenient for pedestrians and vehicles;
G.
Regarding
all properties designated as general commercial, neighborhood commercial
or office professional: Development and redevelopment shall be comprehensively
designed, entitled and developed whenever it is determined by the
City that the permitting of incremental construction and uses may
significantly inhibit or otherwise be detrimental to fulfilling the
economic and development potential of the site. Any development review
permit, conditional use permit or minor conditional use permit which
is not consistent with this policy shall be denied.
(Ord. 566 § 3, 2019)
A.
An
application for development review is required and the Director is
authorized to grant a development review permit involving the issuance
of a building permit for construction or reconstruction of a structure
which meets any of the criteria below. The Director may require a
public hearing and City Council review based on the potential impacts
to adjacent properties.
1.
New
commercial, industrial, institutional, or residential construction
on vacant property.
2.
One
or more structural additions or new buildings involving commercial,
industrial, institutional, or multiple family residential uses, with
a total floor area of 2,500 square feet or more.
3.
Reconstruction
or alteration of existing commercial, industrial, institutional, or
residential buildings on sites when the alteration significantly affects
the exterior appearance of the building or traffic circulation of
the site. Exceptions are maintenance or improvement of landscaping,
parking, exterior re-painting or other common building and property
maintenance activities.
B.
For
detached single-family development, the following shall apply:
1.
Development
review for detached single-family development shall be required for
all major subdivision maps and for development of all property within
the hillside overlay district.
C.
The
Director must set a public hearing for any application for a development
review permit for any of the following:
1.
Multifamily
residential project;
2.
Single-family
resident project requiring a tentative parcel or tentative subdivision
map;
3.
A
commercial or industrial project containing more than 50,000 square
feet of building floor area;
4.
The
conversion of residential, commercial or industrial buildings to condominiums.
(Ord. 566 § 3, 2019; Ord. 568 § 3, 2019; Ord. 572 § 3, 2020; Ord. 599 § 2, 2022; Ord.
611 § 2, 2023)
A.
The
Development Review Committee is established to be advisory to the
Director.
B.
The
Development Review Committee is comprised of members of the Department,
Engineering Department, Sheriff's Department, and the Fire Department.
Review by the committee will consider items such as, but not limited
to, circulation, street improvements, right-of-way dedication, utility
easements, grading, drainage facilities, storm drain improvements,
Uniform Building Code requirements, security, fire flow, emergency
access, location of fire hydrants, water and sewer line connections
and sizing, water pressure, streetscape and landscape standards, and
setbacks and will recommend changes in any development for compliance
with adopted codes and standards. They may also make recommendations
to the Director on any policy issues or areas not covered by existing
codes and standards.
C.
The
Director shall have the authority to prepare, and revise as required,
a development review manual, to assist residents and property owners
in understanding the development review procedures. The manual will
establish submittal requirements and development review standards
pertaining to architecture, development, signs, circulation, parking,
fences, lighting, streetscape, landscaping, etc.
(Ord. 566 § 3, 2019; Ord. 611 § 2, 2023)
An application for a development review permit shall be submitted
to the Department on a form provided by the Department and accompanied
by a fee as established by resolution of the City Council. The application
shall be accompanied by a site plan, building elevations, and landscape
plan, and other information as may be required to adequately evaluate
the proposed project.
(Ord. 566 § 3, 2019)
The required plan shall specify the dimensions, elevations,
design, and intended use of the proposed buildings and structures
necessary to conform to current zoning and other development regulations
and to be compatible with the character of adjacent developed parcels
and the existing neighborhood. In addition, the required plan shall
include such maps, plans, drawings, and sketches as are necessary
to show:
A.
The
placement, height, and physical characteristics of all existing and
proposed buildings and structures located on the development site;
B.
The
existing vegetation to be removed or retained, and all proposed landscaping;
C.
The
location and dimensions of existing and proposed ingress and egress
points, interior road and pedestrian walkways, parking and storage
areas;
D.
The
existing and finished topography of the development site, including
the existing natural drainage system and its proposed treatment;
E.
The
number, size, location and design of existing and proposed signs;
and
F.
The
exterior lighting plan, which could have a visual impact on the exterior
appearance of the development.
(Ord. 566 § 3, 2019)
B.
All
development proposals submitted pursuant to this section are reviewed
by the Department, which shall make a recommendation for consideration
by the Director.
C.
Whenever
review by an agency other than the Department is required, a copy
of the application and accompanying maps and diagrams shall be forwarded
to the appropriate agency. The agency shall review the application
and make its recommendation to the Director.
(Ord. 566 § 3, 2019)
Development review plans shall be reviewed for compliance with the purposes of the development review procedure as stated in Section 13.08.010, with the following approval criteria:
A.
Relationship
of Building and Site to Surrounding Area. A development review plan
shall be designed and developed in a manner compatible with existing
and potential development in the immediate vicinity of the project
site. Site planning on the perimeter shall give consideration to protection
of the property from adverse surrounding influences, as well as, protection
of the surrounding areas from potentially adverse influences within
the development by such means as landscaping buffers, screens, site
breaks, and use of compatible building colors and materials.
B.
Relationship
of Building to Site. Building designs shall include variations in
rooflines and wall planes, and incorporate windows, doors, projections,
recesses, arcades and/or other building details to avoid large wall
surfaces.
C.
Landscaping. The removal of significant native vegetation shall be minimized and the replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area and shall harmonize with the natural landscaping. Native and drought landscaping and plantings shall be used to the maximum extent practicable and shall screen those features listed in subsections D and E of this section and shall not obstruct significant views, either when installed or when they reach mature growth.
D.
Roads,
Pedestrian Walkways, Parking, and Storage Areas. Any development involving
more than one building, or structure shall provide common access roads
and pedestrian walkways. Parking and outside storage areas, where
permitted, shall be screened from view, to the extent feasible by
existing topography, by the placement of buildings and structures,
or by landscaping and plantings. The screening shall be designed in
conformance with law enforcement community policing standards, by
providing view corridors into the site from adjacent streets and properties
to the satisfaction of the Director. Surveillance cameras may also
be required if deemed necessary for public safety.
E.
Grading.
Natural topography and scenic features of the site shall be retained
and incorporated into the proposed development. Any grading or earth-moving
operations in connection with the proposed development shall be planned
and executed so as to blend with the existing terrain both on and
adjacent to the site.
F.
Signs.
The number, size, location and design of all signs shall comply with
zoning regulations and shall not detract from the visual setting of
the designated area or obstruct significant views.
G.
Lighting.
Light fixtures for walks, parking areas, driveways, and other facilities
shall be provided in sufficient number and at proper locations to
provide illumination and clear visibility to all outdoor areas, with
minimal shadows or light leaving the property. The lighting shall
be stationary, directed away from adjacent properties and shielded
so that no light or glare is transmitted or reflected in such concentrated
quantities or intensities as to be detrimental to the surrounding
area.
H.
Additional
Criteria for Commercial Developments. Buildings shall be sited and
designed in a manner which visually and functionally best enhances
their intended use for permitted office, retail or service commercial
activities.
I.
Additional
Criteria for Multiple-Family Residential Developments.
1.
Site Buildings to Avoid Crowding. Where multiple buildings are proposed, the minimum building separation shall be 10 feet in accordance with Section 13.10.040(G).
2.
Site and Design Buildings to Avoid Repetitions of Building or Roof Lines. This may be achieved through: variation in building setback; wall plane offsets; use of different colors and materials on exterior elevations for visual relief; and architectural projections above maximum permitted height in accordance with Section 13.10.050(C).
3.
In
the Urban Residential (R-30) zone, for each five-foot increase in
building height over 45 feet, the wall plane shall be stepped back
an additional five feet.
4.
Where
adjacent to a single-family residential zone, design buildings to
ensure a transition in scale, form, and height with adjacent residential
properties. Setbacks are required in accordance with Table 13.10.040A.
Designs may incorporate elements such as building massing and orientation,
location of windows, building story stepbacks, building materials,
deep roof overhangs, and other architectural features that serve to
further transition the scale.
5.
Projects shall be designed so that assigned parking spaces are located as close as practicable to the dwelling units they serve. Refer to Section 13.24.030(B) for additional parking standards.
6.
The
visual impact of surface parking areas adjacent to public streets
shall be minimized through the use of mounded or dense landscape strips
or low decorative masonry or stucco walls no more than three and one-half
feet in height. Parking areas shall be treated with decorative surface
elements to identify pedestrian paths, nodes and driveways.
7.
In
accordance with the "Crime Prevention through Environmental Design"
program, site and building design shall incorporate at a minimum,
the following additional elements:
a.
Access control by defining entrances to the site, buildings and parking
areas with landscaping, architectural design, lighting, and symbolic
gateways; dead-end spaces shall be blocked with fences or gates or
otherwise prohibited.
b.
Natural surveillance by designing buildings and parking structures
so that exterior entrances/exits are visible from the street or by
neighbors, and are well lit; windows shall be installed on all building
elevations; recreation areas, elevators and stairwells shall be clearly
visible from as many of the units' windows and doors as possible;
playgrounds shall be clearly visible from units and not located next
to parking lots or streets.
c.
Territorial reinforcement by defining property lines with landscaping
and decorative fencing; individually locking mailboxes shall be located
next to the appropriate units and common mailbox facilities shall
be well lit. All buildings shall be clearly addressed and visible
from the adjoining street(s).
Architecturally designed wayfinding signs shall be installed
on the premises.
d.
Maintenance of the site and common areas by regular pruning of trees
and shrubs back from windows, doors and walkways; exterior lighting
shall be used and maintained and inappropriate outdoor storage shall
be prohibited.
(Ord. 566 § 3, 2019; Ord. 591 § 2, 2021)
Prior to approving a development review permit, the approval
authority shall find that:
A.
The
proposed development meets the purpose and design criteria prescribed
in these procedures and other pertinent sections of the zoning ordinance
and municipal code; and
B.
The
proposed development is compatible with the General Plan.
(Ord. 566 § 3, 2019)
Upon completion of review and evaluation of an application for
development review, the approval authority shall:
A.
Approve
the application; or
B.
Notify
the applicant of changes required for approval of the application;
or
C.
Approve
the application subject to such conditions, including an expiration
date, as may be deemed appropriate; or
D.
Deny
the application.
(Ord. 566 § 3, 2019)
