A. 
Purpose. The purpose of an Architectural Review Permit is to evaluate the interdependence of property values and aesthetics and provide a method to promote sound land use development. Architectural review is intended to promote the architectural design excellence, visually pleasing and harmonious site design, and preservation of natural landforms and vegetation.
B. 
Applicability. An Architectural Review Permit is required before issuance of a Building Permit for any development project relating to the following:
1. 
The construction, addition, or exterior alteration to a site plan, building, structure, and/or landscape plan associated with any project other than a single-family residence;
2. 
A single-family residence at the time of initial construction, or a substantial addition as determined by the Zoning Administrator. An Architectural Review Permit is not required for remodeling, additions, or accessory structures; however, staff level review of such structures for substantial conformance with the citywide design guidelines shall occur as part of the Building Permit plan review and approval process.
C. 
No improvement subject to architectural review under this Chapter shall be constructed, located, repaired, altered, repainted a different color, or maintained except in accordance with a design approved under this Chapter. The term "improvement" as used in this Chapter shall be interpreted by the Zoning Administrator to include but not be limited to the construction, alteration, and repair of all buildings, structures, and facilities permanently affixed to real property.
(Ord. 978, 11/17/2025)
A. 
Architectural Review Commission. Except as provided in Subsections B and C of this Section, the Architectural Review Commission has the authority to approve, conditionally approve, or deny Architectural Review Permits. The Architectural Review Commission is established under Title 3 (Boards and Commissions).
B. 
Zoning Administrator. The Zoning Administrator has the authority to approve, conditionally approve, or deny an Architectural Review Permit for the following improvements if the Zoning Administrator finds that such improvements will not have a significant visual impact.
1. 
A minor alteration to an existing structure in a PUD, PPD, or HPUD development that is consistent with the original permit approval and is approved by the homeowners' association, if applicable;
2. 
A minor alteration (including but not limited to repainting, landscape modification, adding screened mechanical equipment, window replacements) to an existing structure in the RB, NB, C, PAO, or LI zoning district that is consistent with the original permit approval;
3. 
An addition or repair to an existing structure if the exterior is not altered.
4. 
The Zoning Administrator may, in their discretion, refer an Architectural Review Permit application directly to the Architectural Review Commission.
C. 
Streamlined Ministerial Review. Residential development projects qualifying for streamlined permit review, as established under Section 18.15.040 (Additional Development Standards) of Chapter 18.15 (Residential Zoning Districts), shall be subject to a ministerial architectural review process.
D. 
Projects with Multiple Discretionary Applications. For projects requiring a discretionary permit approval from the Planning Commission and/or City Council in addition to Architectural Review Permit approval, the Planning Commission and/or City Council shall be the final review authority for the Architectural Review Permit and any action of the Architectural Review Commission shall be considered advisory to the Planning Commission and/or City Council.
(Ord. 978, 11/17/2025)
A. 
Application. An applicant for an Architectural Review Permit shall submit the following:
1. 
A complete application and all applicable materials and information as required by the Planning Division.
2. 
The Zoning Administrator, at their discretion, may add or waive the submission of application materials or information to determine compliance with the standards of this Chapter.
B. 
Noticing and Public Hearing.
1. 
The Architectural Review Commission shall hold a public hearing on the Architectural Review Permit application. Notice of the hearing shall comply with Chapter 18.205 (Noticing Requirements). No notice or public hearing is required for an application being considered by the Zoning Administrator or for streamlined ministerial review under this Section.
2. 
Public hearings for applications with multiple discretionary permits or entitlements for a single project shall be conducted in compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications).
C. 
Decision. Within 20 working days following the public hearing, the Architectural Review Commission shall approve, conditionally approve, or deny the Architectural Review Permit application. The Zoning Administrator shall mail notice of the decision to the applicant and any other party requesting notice within 10 calendar days of the decision.
D. 
Effective Date. A decision under this Chapter takes effect 10 calendar days after notice of the decision is mailed. If the decision is appealed, the decision is not final until the appeal process under Chapter 18.185 (Appeals and Calls for Review) has been exhausted.
E. 
Appeals.
1. 
A decision of the Zoning Administrator under this Chapter may be appealed to the Architectural Review Commission in compliance with Chapter 18.185 (Appeals and Calls for Review).
2. 
A decision of the Architectural Review Commission may be appealed to the City Council in compliance with Chapter 18.185 (Appeals and Calls for Review).
F. 
Scope of Review. The Architectural Review Commission shall review the site plan and physical design of a project; the sign designs and locations; and lighting. In its review, the Architectural Review Commission shall consider the following factors:
1. 
Excellence of design;
2. 
Height, mass, and coverage of buildings;
3. 
Colors, materials, and types of building and installations;
4. 
Physical and architectural relation with existing and proposed structures in the area and to the location of the site within the City;
5. 
Site layout, orientation, and location of buildings, and relationship with property boundaries and open areas;
6. 
Height, materials, colors, and variations in walls, fences, or screen planting;
7. 
Location and type of landscaping, including but not limited to setback areas and off-street parking areas;
8. 
Appropriateness of sign design and exterior lighting standards and devices and other building graphics, in compliance with criteria and sign design guidelines established in Section 18.95.070 (Specific Sign Standards) and Section 18.95.090 (Temporary Sign Standards); and
9. 
The extent of grading and its relationship to topography, as related to visual impacts.
G. 
Findings. The Architectural Review Commission may approve, or recommend an approval of, an Architectural Review Permit if it finds that all the following are true, based on the application, plans, materials, and testimony submitted at the public hearing:
1. 
The site demonstrates excellence in architectural design;
2. 
The siting and architectural design of structures, including their materials and colors, are visually harmonious with surrounding development and with the natural landforms and vegetation of the areas in which they are proposed to be located;
3. 
The landscaping of open spaces plans conforms with the requirements of this Chapter and provide visually pleasing settings for structures on the site and on adjoining and nearby lots, and blend harmoniously with the natural landscape;
4. 
Excessive and unsightly grading of hillsides is minimized, and the preservation of natural landforms and existing vegetation is encouraged in the design of the site;
5. 
The site complies with the Citywide Design Guidelines and Residential Objective Design Standards.
(Ord. 978, 11/17/2025)
The Architectural Review Commission or Zoning Administrator may impose conditions reasonably related to the application and consistent with this Chapter. They may not impose requirements pertaining to use, density, floor area ratio (FAR), open space, setbacks, ridgeline and creek setbacks, parking or loading, or signs more restrictive than those prescribed by the Planning Commission and the zoning district regulations or a valid Use Permit or Variance.
(Ord. 978, 11/17/2025)
A. 
Lapse of Approval. An Architectural Review Permit lapses 12 months from its effective date unless:
1. 
A Construction Permit (e.g., Demolition, Building, Grading, Site) has been issued, construction activities has commenced, and applicable preconstruction tasks have started; or
2. 
An Occupancy Permit has been issued; or
3. 
The approval is renewed by the Architectural Review Commission.
B. 
Changes to Plans or Conditions of Approval. A request for a change in a condition of approval, or a change in the Architectural Review Permit which affects a condition of approval, requires a new application for modification of the condition.
1. 
If the Zoning Administrator determines that the modification is minor, the Zoning Administrator may approve the modification administratively. The Zoning Administrator's decision may be appealed to the Planning Commission.
2. 
If the Zoning Administrator determines that the modification is major, then the modification shall be referred to the final decision-making body that approved the original Architectural Review Permit.
(Ord. 978, 11/17/2025)
Following denial of an Architectural Review Permit application, no new application for the same, or substantially the same, architectural review plan shall be accepted within 12 months of the date of denial, unless the denial was made without prejudice.
(Ord. 978, 11/17/2025)