Chapter 17.54
SITE AND ARCHITECTURE APPROVAL
Sections:
17.54.030 Authority of city planner.
17.54.050 Site and architecture approvals – Renewal and transferability.
17.54.010 Purpose.
A. The site and architecture approval process is intended to protect the integrity and character of the residential, commercial, and industrial areas of the city and to provide the city with the opportunity to review detailed plans and establish alternative site development standards. Achievement of the following goals is important in order to maintain the economic welfare and stability of the city and to preserve the health, safety and welfare of its citizens:
1. Quality design and proper siting of structures, complementing the city environment; and
2. Preservation of open spaces in the form of landscaped building setbacks, recreational areas, malls, plazas and pedestrian areas.
B. The city contains small business, professional offices and residences. Municipal revenues derive principally from property tax and taxes derived from retail trade. Local employment depends on trade in specialty items sold to visitors. Much of the business and residential area of the city is composed of a mixture of old and new buildings, and the condition and style of each reflects on the other. For example, a new building loses value and its occupant’s trade is diminished if an old building nearby is permitted to decay, and old buildings are permitted to decay when the designs of new buildings nearby do not compliment them. The juxtaposition of old and new buildings in the city is extensive.
C. The purpose of site and architecture approval is to regulate the height, width, shape, proportion, siting, exterior construction and design of buildings to ensure that they are architecturally compatible with their surroundings, and to avoid (in the commercial context) the construction of single-purpose or single-proprietor “trademark” buildings which, when vacated by the original occupant, tend to remain empty, causing blight, and to promote a unified but diverse and distinctive theme which harmonizes with adjacent development. (Ord. 495 § 1, 2005)
17.54.020 Approval required.
Site and architecture approval is required in all zoning districts for the following:
A. New construction of any principal building, except single-family dwellings unless the review of plans for the single-family dwelling is required as part of another approval process;
B. Exterior alteration or addition to a building (other than single-family and two-family dwellings and minor exterior alterations);
C. Intensification of land use;
D. Residential conversions;
E. Any development in a floodplain;
F. As otherwise specified in this chapter.
For the purposes of this section only, “intensification of land use” means the addition of more than 25 percent of existing floor area to a site, and all changes in use which require more parking and/or result in an increase in peak hour trips of five or more as determined by the city engineer.
In granting a site and architecture approval, the deciding body shall have the authority to approve, approve conditionally, or deny such application. (Ord. 495 § 1, 2005)
17.54.030 Authority of city planner.
A. The city planner shall have the authority to render interpretations as deemed necessary in order to clarify the application of and to carry out the provisions of this chapter. Such interpretations shall be in conformity with the purpose of this chapter. The city planner shall reserve the right to refer any decision on the application to the planning commission which, in his/her judgment, would better serve the public’s interest or if the application raises substantial land use issues or general plan considerations.
B. Where the city planner is the deciding body for site and architecture approvals or for minor modifications to previous approvals, such approvals shall be based upon the following determinations: that there is no intensification of use, a conditional use permit is not required and the approval will comply with the purposes of the provisions of this chapter and the Escalon general plan.
C. No building permit, certificate of occupancy or business license shall be issued until architecture and site plan review has been completed by the city planner. (Ord. 495 § 1, 2005)
17.54.040 Findings.
Prior to issuance of a site and architecture approval, the city planner shall determine that the application complies with the following to the extent that they are relevant to the particular use:
A. The use or activity is an allowed use within the zoning district of the proposed project site.
B. The site plan is consistent with provisions set forth in this chapter, the Escalon general plan, and other plans and policies adopted by the Escalon city council.
C. Building Architecture.
1. Building architecture promotes variety through the use of scale, bulk, and building height, and features such as facades, projections, offsets, roofs, and overhangs, are an integral part of the design;
2. Building architecture makes generous use of a variety of building materials, color and texture;
3. Building architecture follows a design theme which unifies a group of related buildings while allowing for distinctive features which make similar uses recognizable from each other; and
4. Building architecture is consistent with plans and policies adopted by the Escalon city council.
D. Site Design.
1. Site plan elements, e.g., buildings, circulation and open spaces, are arranged on the site so that activities are integrated and harmonious with the neighborhood and surrounding area and are arranged to produce an attractive, efficient and cohesive development of sustained desirability;
2. Consider existing natural topography, natural watercourses and exposure to wind;
3. The site’s design and building arrangement provides for the greatest opportunity for solar access;
4. The project is designed to maximize the opportunity for privacy by the residents of the project and adjacent residential development;
5. The design and arrangement of buildings and open space areas contribute to the overall aesthetic quality of the project and surrounding area;
6. Driveway and parking systems provide smooth, safe, and convenient movement of vehicles, both on and off the site;
7. Contribute to the overall aesthetic quality of the site;
8. Adequate and conveniently located parking is provided and designed in a manner that discourages on-street parking;
9. Transit turnouts, shelters, landscape features, bicycle racks, shopping cart storage areas, newspaper racks, recycling facilities, and trash areas are conveniently located and designed so as not to interfere with the flow of traffic and safety of vehicles and pedestrians;
10. There is adequate space for loading and unloading of persons, materials and goods;
11. The pedestrian circulation system is designed to assure that pedestrians can move safely and easily both on the site and between properties and activities within the neighborhood;
12. Incorporates design features to enhance convenience and safety across parking lots and driveways;
13. Outdoor lighting is provided which promotes pedestrian and vehicle safety and crime prevention and is confined to the site;
14. Recreational areas are accessible to the residential units they are intended to serve;
15. Signs complement the architectural theme of buildings, are an integral part of a site design, and are consistent with provisions set forth in this title;
16. The site design contributes to speedy access to all buildings for fire, medical and police response; and
17. The site design incorporates provisions for barrier-free access for the handicapped. (Ord. 495 § 1, 2005)
17.54.050 Site and architecture approvals – Renewal and transferability.
A. Renewal. A site and architecture approval shall not be renewed more than once.
B. Transferability. A site and architecture approval shall not be affected by changes in ownership. (Ord. 495 § 1, 2005)