It is the intent of this policy to further the following objectives:

   (A)   To maintain the architectural quality and design standards of developing areas in the city. To preserve the design integrity of neighborhoods in the city.

   (B)   To allow residential developers reasonable flexibility to respond to changing market demands. To achieve consistency in reviewing requests for changes to previously approved projects.

(Ord. 897-C-S, passed 10-25-94)

   (A)   Any request to modify the design and/or product size of previously approved projects will be reviewed by staff to determine whether the change is major or minor. Generally speaking, a change will be considered to be major if it requires the development of a new model complex. Other criteria that would constitute a major change include:

      (1)   A modification in architecture and/or building materials that change the architectural style and/or character of the project.

      (2)   A significant change in unit size and/or floor plan.

      (3)   A change in unit mix that substantially changes the average unit size and/or character of the project.

   (B)   Minor changes would typically include such items as changes to architectural detailing, minor floor plan alterations, redistributions of product types without significant changes to the overall product mix, and the like.

(Ord. 897-C-S, passed 10-25-94)

   (A)   If a change is determined to be major, then the following review process will be required:

      (1)   An architectural change with only slight modifications to building square footage shall require a use permit or modified use permit, subject to Design Review Board and Planning Commission action.

      (2)   A significant change in unit size or a change in unit mix that affects average unit size shall require a use permit or modified use permit, subject to City Council action with review by the Planning Commission and Design Review Board. An example of a significant change in unit size would be if the entire range of model types is shifted up or down in floor area so that the sizes of both the largest and smaller units are changed.

   (B)   If a change is determined to be minor, then the proposal will be subject to staff administrative review.

   (C)   If a change involves modifying the size and/or dimensions of parcels, other than adjustments typically associated with going from a tentative map to a final map, then a modified final development plan and tentative map will be required, subject to Planning Commission review and City Council action.

   (D)   For all items requiring public hearings (e.g., use permits, final development plans, tentative maps) the applicant, as part of the regular noticing requirement, shall provide the city with a property owners' list and stamped envelopes for residents who own or have purchased property within the area potentially affected by the requested change as of the date the application was submitted to the city.

(Ord. 897-C-S, passed 10-25-94)

   The following issues will be considered in reviewing and evaluating requested changes in addition to standard review criteria. The intent of this list is not to be exhaustive, but simply to highlight key issues that should be considered:

   (A)   While all building elevations are important, the most important is the one seen from the street. The design and width of the front elevation will be comparable with but not necessarily equal to the previous approval, so that any change in unit size will not substantially impact the width of the house as viewed from the street.

   (B)   The quality of building materials utilized shall be at least comparable to the previously approved product(s). Additionally, the architectural form of the home shall not be significantly simplified, unless it can be found that the proposed form is desirable for the style of house proposed.

   (C)   The proposed architecture should be compatible with the previously approved project. If the new architecture and/or home design is significantly different from the previously approved project, then the new homes should be grouped into neighborhoods distinct and separate from the existing homes.

   (D)   If the proposed units are larger than the previously approved project, then the issue of building mass (i.e., the amount of total building square footage as compared to the size of the parcel) shall be considered.

(Ord. 897-C-S, passed 10-25-94)