Chapter 14.09.290
Design Review
Sections:
14.09.290.050 Design Review Findings.
14.09.290.010 Purpose.
This chapter establishes procedures for design review, ensuring that new development supports the goals and objectives of the General Plan and other adopted plans and guidelines. More specifically, design review is intended to:
A. Promote excellence in site planning and design, and the harmonious appearance of buildings and sites; and
B. Ensure that new and modified uses and development maintain or improve the physical character of the surrounding area; and
C. Supplement other City regulations and standards to ensure implementation of design excellence that are not otherwise addressed.
(Ord. 1995, Amended, 07/23/2024; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.290.020 Applicability.
Ensure internal code consistency by adding design review applicability for changes to planned development design guidelines.
A. Minor Design Review.
1. Change of use or exterior building or site alterations.
2. Nonresidential uses up to 5,000 square feet for new or expanded floor area in nonresidential districts adjacent to residential zones, and up to 25,000 square feet in commercial districts not abutting a residential zone, and up to 100,000 square feet in industrial or business park districts not abutting a residential zone.
3. Residential uses for multifamily projects, or single-family attached units up to 10 units, and custom single-family homes.
4. New house plans within a previously approved specific plan or tentative subdivision map that complies with all residential design requirements.
5. Design guidelines that comply with all residential design requirements.
B. Major Design Review.
1. Nonresidential uses over 5,000 square feet for new or expanded floor area in nonresidential districts adjacent to residential zones, and over 25,000 square feet in commercial districts not abutting a residential zone, and over 100,000 square feet in industrial or business park districts not abutting a residential zone.
2. Nonresidential uses over 5,000 square feet in all other zoning districts.
3. Residential uses for multifamily projects, or single-family attached units (either on one site, or new subdivision) over 10 units, and single-family developments that include request for design exceptions.
4. Development projects that require Planning Commission approval.
5. New house plans within a previously approved specific plan or tentative subdivision map that require exceptions to residential design requirements including plotting mixture, setbacks, building height, and lot coverage as permitted by Chapter 14.09.310 of this code (Adjustments).
6. Digital freeway billboards, as regulated by Section 14.09.260.100.B of this code, Digital Freeway Billboards.
7. Design guidelines that require exceptions to residential design requirements.
(Ord. 1996, Amended, 07/23/2024; Ord. 1995, Amended, 07/23/2024; Ord. 1985, Amended, 07/25/2023; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.290.030 Decision Maker.
A. Director of Community Development. The Director of Community Development is the decision maker for all projects that require minor design review, and that do not require Planning Commission or City Council approval based on consideration of the requirements of this chapter. The Director of Community Development may refer any application for a minor design review permit to the Planning Commission, where it is determined the project involves a significant policy issue.
B. Planning Commission. The Planning Commission is the decision maker for all major design review projects, and projects that would otherwise require Planning Commission approval, based on consideration of the requirements of this chapter.
(Ord. 1995, Amended, 07/23/2024; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.290.040 Procedures.
A. Application. Applications and fees for design review shall be submitted in accordance with the provisions set forth in Section 14.09.030.030, Application Forms and Fees. In addition, the application for a design review shall include information demonstrating that the request conforms to the required findings set forth in Section 14.09.290.050, Design Review Findings.
B. Waiver. The Director of Community Development may waive the requirement for projects subject to minor design review when a change in use does not involve exterior building or site modifications, and/or when it can be determined that the change of use and/or modifications would be consistent with the previously approved entitlement for the site or use.
C. Public Notice and Hearing. Applications subject to design review shall comply with the public notice and hearing requirements of Section 14.09.030.070, Public Notice.
D. Decision. The decision maker must make a determination that the application complies with Section 14.09.290.050, Design Review Findings. The decision maker shall deny an application for design review if it is unable to make a determination that the project meets the design criteria.
E. Unbuilt Portions. The design review aspects for any unbuilt portion of a project that is approved as a phased master plan project shall expire 10 years after the original approval date, and a new design review approval shall be required.
(Ord. 1996, Amended, 07/23/2024; Ord. 1995, Amended, 07/23/2024; Ord. 1972, Repealed and Replaced, 02/22/2022)
14.09.290.050 Design Review Findings.
A. The design, size, and other physical characteristics of the proposed use are compatible with adjacent uses, activities, structures, and adjacent natural resources.
B. The subject site is suitable for the type and intensity of uses, activities, and structures proposed.
C. The project will not be detrimental to the public health, safety, or welfare of the community.
D. The project is consistent with the goals, objectives, and policies of the General Plan, the Zoning Ordinance, and the Land Use and Development Code.
(Ord. 1995, Amended, 07/23/2024; Ord. 1972, Repealed and Replaced, 02/22/2022)