The purpose of this chapter is to establish a process for integrating design review with the city's development permitting process in order to promote, preserve and enhance the city's architectural heritage and visual character, while recognizing the existing variety of architectural styles within the city, allowing maximum flexibility for building design, and encouraging individual initiative in the development process. Rather than requiring replication of a particular architectural style, the purpose of design standards should be to emphasize desirable functional characteristics to be incorporated in new development/redevelopment.
(Ord. 527, 1989; Ord. 1004 § 4 (Exh. E), 2014)
A. 
Design review shall apply to all nonresidential development in the central business, public and neighborhood business zones and certain development in the residential zones including multifamily development, planned unit developments, cottage housing, clustered residential development, tiny homes in a multifamily unit development, and wireless communication antenna arrays; and accessory buildings larger than 1,200 square feet are subject to the provisions of this chapter as set forth in Section 18.22.050(B)(2)(b). Specifically exempt from design review are developments involving single- and two-family dwellings and associated accessory dwelling units and tiny homes (single-family dwelling or ADU) unless part of a larger project that is subject to design review.
B. 
"Development"
means any improvement to real property open to exterior view including, but not limited to, buildings, structures, fixtures, landscaping, site screening, parking lots, lighting, pedestrian facilities, street furniture and improvements (not to include street maintenance), use of open areas, whether all or any are publicly or privately sponsored, and signs (per Chapter 18.35). Included in this definition are modifications of a substantial nature to existing buildings, including changes to structural components and changes in the exterior size of buildings. All development by the city and other public agencies shall be subject to design review with the exception of development within a public street right-of-way. Development by the city within street rights-of-way shall be subject to advisory review and recommendation by the design advisory board for consideration by the mayor and city council in approving the project.
1. 
For the purpose of this chapter, development does not include underground utilities, color changes to the exterior of building; roof-mounted green building systems and ground-mounted green building systems in rear yard setbacks.
C. 
Concept Review.
Concept review with the design advisory board is recommended for all projects. The purpose of the concept review is to allow for review and input from the design advisory board prior to final design and before detailed plans are developed. Concept review will be required by the planning official for all projects that are determined to have the potential for substantial impacts on the design and character of the community. At a minimum projects subject to Type I or Type II site plan review, binding site plans, cottage housing and planned unit developments shall be required to have both a concept review and a final review by the design advisory board prior to the issuance of a project recommendation. At the request of applicants the design advisory board will conduct and facilitate design workshops as part of the conceptual review.
(Ord. 696, 1995; Ord. 733, 1997; Ord. 788, 2000; Ord. 820, 2002; Ord. 1004 § 4 (Exh. E), 2014; Ord. 1045 § 5, 2018; Ord. 1051 § 13 (Exh. M), 2019)
A recommendation from the design advisory board shall be required prior to the issuance of any permit, approval or initiating physical development for development that is subject to design review as outlined in Section 18.34.030(A). Unless the project is subject to review by the hearing examiner the planning official shall make all final determinations regarding compliance with the design review standards and issue a detailed design review decision addressing legal compliance.
(Ord. 527, 1989; Ord. 1004 § 4 (Exh. E), 2014)
Applications for design review shall be submitted to the planning official on such forms and with such content as required by the city at least 10 business days prior to the scheduled meeting date. The design review submittal shall be a component of a complete development application submittal including other required permits. The applicant may submit the plans required in this section in preliminary or sketch form, so that the comments and advice of the design advisory board may be incorporated into the final plans submitted for application.
(Ord. 527, 1989; Ord. 594, 1991; Ord. 1004 § 4 (Exh. E), 2014)
The city planning official shall review the application as provided in Section 18.34.050 and schedule the item for the next available meeting of the design advisory board. The design advisory board shall review the proposed development at a public meeting and recommend approval, conditional approval, or to deny the proposal. Because the design advisory board makes only a recommendation, there are no appeals. The board may continue the meeting on the proposal to allow changes in the proposal or to obtain information needed to allow changes in the proposal, or to obtain information needed to properly review the proposal. The planning official shall have the authority to approve design modifications that maintain the intent of the original permit approval without seeking an additional recommendation from the design advisory board.
(Ord. 527, 1989; Ord. 820, 2002; Ord. 957 § 24, 2011; Ord. 1004 § 4 (Exh. E), 2014)
Public notice by mail, posting or newspaper publication shall not be required, except for applications that otherwise require a notice of application or require an environmental impact statement, in which case notice of the hearing shall be required by Chapter 16.04.
(Ord. 527, 1989; Ord. 1004 § 4 (Exh. E), 2014)
The design advisory board shall establish a set of design standards for both site and building developments. The standards shall serve as a guide to the applicant and the board in the review of all proposals that are subject to this chapter. The standards established by the board shall be forwarded to the city council for adoption as a part of this chapter. The design review requirements established in this chapter shall not take effect until the design standards called for in this section have been adopted by the city council.
(Ord. 527, 1989; Ord. 1004 § 4 (Exh. E), 2014)
A recommendation for approval of the design of a development project does not constitute approval or imply potential approval of any other permit that may be required for the development.
(Ord. 527, 1989; Ord. 1004 § 4 (Exh. E), 2014)
No appeals of the design advisory board recommendation are provided.
(Ord. 527, 1989; Ord. 957 § 25, 2011; Ord. 1004 § 4 (Exh. E), 2014)
Enforcement of this chapter shall be in accordance with the enforcement provisions of this code (Section 18.42.030) and the city building code.
(Ord. 527, 1989; Ord. 1004 § 4 (Exh. E), 2014)