All new multifamily, commercial, institutional and industrial development, including new construction, a significant modification or expansion, or a change in use to a multifamily, commercial, institutional or industrial use, is subject to design review. A change in use from an existing to a new multifamily, commercial, institutional or industrial development is subject to design review if the change is to a more intensive use in any external impact as determined by planning and public works. External impact includes, but is not limited to, impacts such as traffic, parking, noise, odors, discharges or the use of hazardous materials.
Single-family dwellings and duplexes are not subject to design review.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998)
The purposes and objectives of the design review process are to:
A. 
Ensure that all development is brought into conformance with current standards;
B. 
Encourage originality, flexibility and innovation in site planning and development;
C. 
Encourage orderly development of a site in a manner compatible with surrounding property;
D. 
Provide for the orderly development of property in concert with timely construction of necessary public facilities and services;
E. 
Prevent undue traffic congestion and pedestrian hazards; and
F. 
Stabilize and improve property values.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998)
The applicant shall submit a completed application form and required fee, together with the following information, to initiate the design review process:
A. 
A site plan, drawn to scale, indicating the location of all existing and proposed structures, public and private streets, driveways, natural features, landscaping, parking and loading spaces, fencing/screening, and proposed plans for lighting and signs; and
B. 
Architectural drawings or sketches, drawn to scale, showing all elevations and exterior materials of the proposed structures.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998)
Design review applications shall be reviewed and determined by planning and public works as a Type II decision. Staff may approve, approve with conditions, or deny the application for design review. In approving a design review application, staff may impose conditions found necessary to protect the best interests of the surrounding property or neighborhood, or the city as a whole.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998)
Where, in the opinion of planning or public works, the conceptual plan raises substantial questions as to its ability to be accomplished within the standards of this title, or, because of its size, location or complexity is likely to raise concern from a substantial portion of nearby property owners or citizens or from governing public agencies. Staff shall determine that the application is a Type III decision and shall request review at a public hearing by the planning commission.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998)
In order to grant design review approval, staff or the planning commission shall make findings of fact to support the following conclusions:
A. 
That the public and private facilities and services provided by the development are adequate to serve the residents or establishments and meet city standards;
B. 
That adequate right-of-way and improvements to streets and pedestrian ways are provided by the development in order to promote safety and reduce congestion;
C. 
That there is a safe and efficient circulation pattern within the boundaries of the site and adequate off-street parking and loading facilities provided in a safe, well designed and efficient manner;
D. 
That adequate means are provided to ensure continued maintenance of private common areas;
E. 
That there is a desirable, efficient and workable interrelationship among buildings, parking, loading areas, circulation, open spaces, landscaping and related activities and uses on the site;
F. 
That grading and contouring of the site will minimize the possible adverse effect of grading and contouring on the natural vegetation and physical appearance of the site; and
G. 
That the proposed location and design of walls, fences, berms, signs, and lighting does not adversely impact surrounding properties.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998)
Design review approval shall become void two years after the date of final approval unless prior to that time a building permit has been issued for the project and substantial construction has taken place. The applicant may request an extension of a prior approval that has expired and an extension may be granted for up to two years.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998; Ord. 1020 (Exh A), 2005)
An application for design review may be made at the same time as another land use application. In such a case the planning commission may hold one public hearing and consider the applications concurrently.
(Ord. 974 § 4 (Exh. A.2 § 6.7), 1998)