The purpose and intent of design review is to secure the general purposes of this Ordinance and the Escalante City Master Plan and to ensure that the general appearance of buildings and structures and the development of the land shall in no case be such as would impair the orderly and permitted development of the neighborhood or impair investment in the occupation of the neighborhood.

It shall not be the intent of this Chapter to restrict or specify particular architectural design or to specify detail of design, color, or materials proposed by the applicant, except as such detail is of such magnitude as to affect the general appearance and compatibility of the development with its surroundings.

All applications for building permits for all buildings and structures, including single-family dwellings and their accessory buildings, shall be accompanied by architectural and site development plans to scale, which shall show building locations, landscaping, prominent existing trees, general treatment, fences, off-street parking, and circulation, location and size of the adjacent streets, north arrow an property lines, drawings of the major exterior elevations, the building materials, proposed exterior color scheme, existing grades and proposed new grades. All such drawings and sketches shall be reviewed by the Escalante City Planning Commission, except that the review and approval of such permits by the Escalante City Zoning Administrator or Assistant may be authorized by the Escalante City Planning Commission when the application meets all requirements of this Ordinance. All of the above architectural and site development plans shall have been reviewed and approved prior to the issuance of a building permit.

For buildings and uses covered by conditional use permits and Planned Unit Development, design review shall be incorporated with such conditional use permit and Planned Unit Development and need not be a separate application, provided the requirements of this Chapter are met.

The Escalante City Planning Commission, or the Escalante City Zoning Administrator or Assistant when authorized by the Commission, shall determine whether the proposed architectural and site development plans submitted are consistent with this Chapter and with the general objectives of this Ordinance, and shall give or withhold approval accordingly. Denial of approval by the Escalante City Planning Commission may be appealed to the Escalante City Council, as provided for the appeals section of this Ordinance.

The Escalante City Planning Commission and the Escalante City Zoning Administrator or Assistant, when authorized, shall consider the following matters, and others when applicable, in their review of applications:

1. Considerations Relating To Traffic Safety and Traffic Congestion:
   1. The effect of the site development plan on traffic conditions on abutting streets.
   2. The layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exists, drives, and walkways.
   3. The arrangement and adequacy of off-street parking facilities.
   4. The location, arrangement, and dimensions of truck loading and unloading.
   5. The circulation patterns within the boundaries of the development.
   6. The surfacing and lighting of off-street parking facilities.
2. Consideration Relating To Outdoor Advertising: The number, location, color, size, height, lighting, and landscaping of outdoor advertising signs and structures in relation to the creation of traffic hazards and the appearance and harmony with  adjacent development.
3. Consideration Relating To Landscaping:
   1. The location, height, and materials of walls, fences, hedges, screen plantings to coincide with ordinances previously stated with adjacent development, or to conceal storage areas, utility installations, or other unsightly development.
   2. The planting of ground cover or other surfacing to prevent dust and erosion. 
   3. The unnecessary destruction of existing healthy trees.
4. Considerations Relating To Buildings and Site Layout:
   1. Consideration of the general silhouette and size, including location on the site, elevation, and relation to natural plant coverage, all in relationship to the neighborhood.
   2. Consideration of exterior design in relation to adjoining structures in height, bulk, and area openings, breaks in faced facing on the street (or streets), line and pitch of roofs, and the arrangement of structures on the parcel.

The Escalante City Planning Commission or the Escalante City Zoning Administrator or Assistant, when authorized, shall decide all applications for design review. Design approval may include such conditions consistent with the consideration of this Chapter as the Escalante City Planning Commission or Escalante City Zoning Administrator or Assistant deem reasonable and necessary under the circumstances to carry out the intent of this Chapter.

Upon a finding by the Escalante City Planning Commission or the Escalante City Zoning Administrator or Assistant, when authorized, that the application meets the intent of this Chapter, the design approval be denied.

Upon the granting of design approval, the Escalante City Recorder shall prepare and mail or deliver to the applicant a formal statement thereof, stating the fact of the grant and any conditions attached thereof, or the fact of denial and the reason therefore.

If construction for any development for which design approval has been granted has not been commenced with one (1) year from date of notification of approval, the approval shall be deemed automatically revoked. Upon application, an extension of time may be granted by the Escalante City Planning Commission or by the Escalante City Zoning Administrator or Assistant, when authorized.

Design approval shall be deemed revoked if the buildings erected or the classification of their use or the classification of the use of land for which the approval was granted is changed, unless the approval is transferred by the Escalante City Planning Commission, or the Escalante City Zoning Administrator or Assistant, when authorized to do so. If the transfer is not approved, a new application must be filed.

Development for which design approval has been granted shall conform to the approval and any conditions attached thereto. Upon request of the applicant, modifications in the approved plan may be made by the Escalante City Planning Commission or the Escalante City Zoning Administrator or Assistant, when authorized to do so, if it is found that the modifications meet with the requirements of this Chapter. The Escalante City Planning Commission may revoke or modify a design approval which does not conform to any requirements of the approved permit.