Escondido City Zoning Code
ARTICLE 64
DESIGN REVIEW
§ 33-1350 Purpose.
(a)
The exterior appearance of buildings, structures, signs and the type and extent of landscaping and the development of the site affect the desirability of the immediate area and neighboring areas for residential, commercial, industrial or other purposes. It is in the interest of the city to prevent the introduction of elements which may be incompatible with the highest quality of development sought by the city and which might impair the value of both improved and unimproved property, It is the intent of the city council to encourage the most appropriate and beneficial use of land so as to safeguard the general welfare of the community as it is described in the general plan.
(b)
In order to preserve the natural charm, and integrity and quality of the built environment, it is necessary to regulate the design and appearance of development in order to insure compatibility with existing development and ensure that new development is consistent with or exceeds the high quality of the development projects currently located in the city.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1351 (Reserved)
Editor's note—Ord. No. 2011-19R, adopted 1-11-12, repealed § 33-1351 pertaining to Established membership, which derived from Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08.
§ 33-1352 (Reserved)
Editor's note—Ord. No. 2011-19R, adopted 1-11-12, repealed § 33-1352 pertaining to Appointment and terms of office, which derived from Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2005-05, § 12, 10-26-05; Ord. No. 2008-14, § 8, 5-14-08.
§ 33-1353 (Reserved)
Editor's note—Ord. No. 2011-19R, adopted 1-11-12, repealed § 33-1353 pertaining to Organization meetings, which derived from Ord. No. 91-52, § 1, 11-13-91.
§ 33-1354 Jurisdiction.
The following commercial, industrial, multifamily residential, and other projects shall be subject to design review by the planning commission, unless otherwise noted:
(a)
Planned development projects, condominium permits requiring a tentative subdivision map, and all projects (besides single-family projects) requiring discretionary approval by the planning commission and involving new construction;
(b)
Proposed development standards or design guidelines for specific plans and overlay districts;
(c)
Proposed signs as specified pursuant to Article 66, Sign Ordinance;
(d)
City-initiated projects that involve public facilities, including, but not limited to, libraries, major park structures, police stations, or fire stations, or major architectural or site modifications to existing public facilities.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2009-17, § 4, 7-15-09; Ord. No. 2011-19R, § 5, 1-11-12; Ord. No. 2021-10, § 6, 10-27-21; Ord. No. 2023-06, § 3, 3-8-23)
§ 33-1355 Exemptions and exceptions.
(a)
Exemptions. This article shall not apply to the following:
(1)
Painting of existing buildings, unless required by an adopted specific plan, overlay district, other code section, or where color was part of a discretionary action;
(2)
Repair and maintenance of existing buildings;
(3)
Interior modifications;
(4)
Single-family residences of four or fewer lots, unless required by an adopted specific plan or overlay district, planned development, or other code section;
(5)
Landscaping of single-family lots;
(6)
Street improvement projects and below-ground public facilities constructed by the city as part of the capital improvement program.
(b)
Exceptions. City staff shall review all other non-exempt projects for conformance with applicable design guidelines as noted below. Minor projects where the proposed work may have a significant effect on the surroundings may be agendized for review by the planning commission.
(1)
Minor exterior changes in overlay zones;
(2)
Minor exterior revisions to commercial, industrial, or multifamily residential projects, including, but not limited to, parking lot changes not involving a reduction in parking spaces, minor accessory structures, additions of in-wall ATMs, trash enclosures, or additions of minor components for which there are previously approved guidelines, such as above-ground storage tanks, vapor recovery tanks, security gates/fencing, or outdoor dining areas of 300 square feet or less;
(3)
Minor public facilities such as accessory park structures, pump stations, ADA improvements, and bicycle trails;
(4)
Production homes in subdivisions of five lots or more;
(5)
Proposed signs pursuant to Article 66, Sign Ordinance;
(6)
Repainting of existing structures in any new color palette where building colors were part of a discretionary action.
(7)
Minor architectural or site modifications to industrial, commercial, and multifamily residential developments that were approved through a public hearing, if the modifications are in substantial conformance with the original approval. Modifications found not to be in substantial conformance may be agendized for review before the decision-making body that approved the original development.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2011-19R, § 5, 1-11-12; Ord. 2021-10)
§ 33-1356 Elements of design considerations.
The elements of design consideration shall include, without limitation, site development, circulation, grading, setbacks, exterior appearance of buildings, structures, signs, lighting, street furniture, landscaping and other outdoor appurtenances. All plans for nonexempt projects shall be prepared by licensed professionals, as required by state licensing acts.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1357 Design review standards.
The planning commission and/or city staff shall review all projects subject to this chapter to determine whether the design considerations conform to the following criteria:
(a)
Site design.
(1)
The structure shall be appropriate to the site, regarding location, size, topography, natural and man-made surroundings of the site.
(2)
The project shall respect environmentally sensitive areas, such as hillsides, arroyos, rock outcroppings, threatened or endangered habitats or plants, ridgelines, slopes, existing trees, architectural and historic resources.
(3)
The site layout, orientation and location of structures, buildings and signs shall be designed to create a well-integrated relationship to one another. Specific consideration shall be given to open spaces, topography, pedestrian and vehicular areas and circulation, and exterior building lighting.
(4)
Grading shall be sensitive to the site and surrounding areas, and designed according to Article 55, of the city zoning code (grading and erosion control).
(5)
Major consideration shall be given to pedestrian open spaces when possible.
(6)
The location of parking and loading areas shall be convenient to the users.
(7)
Loading deck areas, mechanical and utility equipment and trash storage areas shall be integrated into the total design concept and concealed to the extent possible.
(8)
Overbuilding of a site will be discouraged and every effort shall be made to provide suitably landscaped or natural open space.
(b)
Architectural—Building design.
(1)
Overall building shape, size, and apparent bulk, shall be in proportion to and in scale with the site and with other existing or permitted structures in the area;
(2)
A harmonious relationship shall exist between the proposed and adjoining developments, avoiding excessive variety or monotonous repetition;
(3)
All elevations visible from public streets and/or adjacent properties shall be of consistent design, including harmony of materials, colors, composition and architectural elements of all sides of a structure or building;
(4)
Long solid walls shall be avoided by breaking up large wall surfaces with architectural features or other treatment;
(5)
A limited number of materials shall be used on the exterior face of the building or structure (wood, concrete, brick, stone, etc.). The use of natural materials is encouraged;
(6)
A harmonious color palette consisting of softer and more subtle hues shall be used;
(7)
Logical and integrated sign locations shall be provided on commercial/industrial buildings;
(8)
Storage areas and all exterior utility and mechanical equipment shall be screened with architectural elements of the design;
(9)
Roof-mounted equipment shall be screened and integrated into the overall building design;
(10)
Varied building relief shall be used extensively, where the architectural style is conducive to this technique.
(c)
Landscaping.
(1)
Adequate landscaping shall be provided in proportion to the project and the site, with due regard to preservation of protected, specimen, landmark or other mature trees;
(2)
The project shall incorporate water conservation measures in design, selection of plants and selection of irrigation system, to the extent feasible;
(3)
Selection of a size and type of planting shall be appropriate to the project and the site and shall include a balanced mix of trees, shrubs and groundcovers;
(4)
Landscaping shall successfully provide shade for parking and open space areas, soften large expanses of paved areas, buildings and wall edges, screen parking areas and trash enclosures and buffer undesirable views;
(5)
Existing trees shall be retained where possible;
(6)
Non-plant materials (such as gravel, bark, or simulated plant materials) may be considered for use instead of groundcover or turf, as part of the total integrated landscape design concept.
(d)
Signs and lighting.
(1)
Signs and lighting and other advertising media shall harmonize with and be subordinate to the building it services and area in which it is located;
(2)
Signs shall be readable and attractive, emphasizing the name and/or address and limiting any slogans or product advertising; overcrowding the sign information shall be avoided;
(3)
Lighting shall conform to the provisions of Article 35 (outdoor lighting), of the zoning code.
(e)
Fencing and walls.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1358 Design review process.
The design review process shall be as follows:
(a)
Applications subject to design review shall include the submittal requirements listed in section 33-1361 as part of the completed project application, in accordance with the administrative filing requirements of the planning division.
(b)
Review of plans, to determine conformance with the criteria outlined in section 33-1357 of the ordinance codified in this article, or to design guidelines for the area the project is located in, shall be conducted during the project review by staff or at a regularly scheduled planning commission meeting at which the applicant or representative has the opportunity to be present.
(c)
For discretionary projects which require a public hearing, the planning staff shall submit recommendations to the planning commission and/or city council. The planning commission and/or city council shall consider the planning staff's report in making its decision.
(d)
For administrative projects that require planning division review, the planning division staff shall submit recommendations to the director of community development.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2007-23, § 4, 11-7-07; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2011-19R, § 5, 1-11-12; Ord. No. 2018-07R, § 7, 4-18-18)
§ 33-1359 Findings.
No decision to approve the application shall be made without making the following findings:
(a)
The proposed site plan has been designed in a manner which is compatible with the natural and urban characteristics of the site and the surrounding neighborhood.
(b)
The bulk, scale, and architectural design of the proposed structure are compatible with the character of the surrounding neighborhood.
(c)
The project incorporates landscaping, irrigation and screening which is drought tolerant, appropriate for the site, and in compliance with the landscape standards established by the city.
(d)
All grading related to the project is in conformance to design standards set by Article 55, Grading and Erosion Control.
(e)
The project has incorporated the applicable design review standards contained in the ordinance codified in this section and other applicable ordinances into the site layout and building design.
(f)
The project is consistent with the goals and objectives on the city general plan.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1360 Design changes and enforcement.
(a)
Any change from the approved plans or specifications, or to the appearance of an existing structure, or a structure under construction, or approved landscaping plans, shall be subject to administrative review by the planning division. The planning staff may deny the building permit or certificate of occupancy, or approve those changes which it determines are consistent with the findings below. The director may agendize the matter to the planning commission, as applicable, for consideration of such changes. No building permit or certificate of occupancy may be issued until a final decision has been rendered regarding the change. Approval of changes shall be based on the following findings:
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1361 Submittal requirements.
Projects submitted for design review by staff or the planning commission will conform to the following submittal criteria:
(a)
Site plan. A scaled drawing of a dimensioned site plan which shall include an indication of all the following items:
(1)
The location and dimensions of buildings and lot lines on the site and on adjacent properties within 100 feet of the subject site;
(2)
The land use and zoning on the site and on surrounding properties;
(3)
Street rights-of-way, setback lines, street dedications and dimensions;
(4)
Existing topography and proposed grading showing slope heights, inclination and designation of cut or fill;
(5)
Drainage patterns and grades, and location of all proposed and existing drainage facilities;
(6)
Location and dimensions of existing and proposed street improvements, including, but not limited to, gutters, curbs, sidewalks, centerline of streets, alleys and easements;
(7)
All existing and proposed buildings, trees, fences, walks, driveways, parking spaces and loading areas. Existing trees shall be identified as to species, trunk diameter six feet above the adjacent grade, and designated for removal, retention or relocation;
(8)
Open space calculations as defined by appropriate residential category;
(9)
Areas to be landscaped;
(10)
Location, height, and type of fencing;
(11)
Location and dimensions of existing and proposed exterior doors, entryways, walkways, balconies, stairways, roof eaves, etc.;
(12)
Consistency and unity of all features of the site plan;
(13)
Photographs of the existing site and adjacent properties, including lots across the street or alley, as well as buildings within 100 feet of the project property lines;
(14)
Aerial photos or satellite imagery of the project site are recommended and may be required as a part of the application.
(15)
Location of mechanical equipment.
(b)
Architectural presentation plans.
(1)
Exterior elevations. A colored, scaled and dimensioned drawing of each face of the proposed structure showing/labeling materials, colors, textures, doors, windows, architectural detailing, landscaping (size at the time of planting), mechanical equipment, etc.;
(2)
Material board showing all exterior materials including color chips, wall samples, roof samples, window and door materials etc.; in lieu of a materials board, color photographs and/or product information sheets/brochures, which clearly show the nature of the material, may be submitted with color chips representing the proposed color scheme. Materials must be formatted to fit in an eight and one-half (8 1/2) inch by 11 inch file folder.
(3)
Floor plans, where applicable, should indicate use of the rooms, square footage, units and dimensions;
(4)
Scale models of the project site may be required as a part of the application.
(c)
Landscape plan. A conceptual landscaping plan at the same scale as the site plan including the following information:
(1)
A clear indication of trees, shrubs, lawn and paving areas;
(2)
The container size, type, amount and location of all plant materials and a proposed plant pallet including both botanical and common name;
(3)
Specification of all existing trees designating removal, retention or relocation on site;
(4)
Type and dimensions of all hardscape material, outdoor furniture, garden walls, fencing and walking surfaces;
(5)
Slope planting for all slopes in excess of three vertical feet;
(6)
Street trees, selected from the approved street tree list and planted at the ratio designated in the city's landscape standards.
(d)
Signs. A scaled and dimensioned plot plan and elevation of all proposed signs showing:
(1)
Street rights-of-way, property lines, setback lines, structure and site features;
(2)
Location, size, materials, colors, copy and type of illumination;
(3)
An indication of affected or proposed planters, parking areas, buildings, etc.;
(4)
Elevation of signs in relation to buildings;
(5)
Location and sizes of all existing signs on the site to remain;
(6)
The area of the buildings or lease space, and/or the total lease area.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1362 Appeals.
(a)
Decisions of the director may be appealed to the planning commission by filing a written request with any required fee, with the planning division not more than 10 days following the final decision of the director. The appeal shall state the reasons why the decision is contested and which findings the appellant believes were made in error.
(b)
Decisions of the planning commission may be appealed to the city council pursuant to Article 61, Administration and Enforcement, of the zoning code.
(Ord. No. 91-52, § 1, 11-13-91; Ord. No. 2008-22, § 4, 9-10-08; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1363 Design review in specific plans.
Any and all references to the design review board reviewing projects in any adopted area, master, and specific plan shall be reviewed by the planning commission for discretionary projects requiring a public hearing, and by the planning staff for administrative projects.
(Ord. No. 2007-12, § 4, 5-9-07; Ord. No. 2011-19R, § 5, 1-11-12)
§ 33-1364 Design review in historic overlay districts.
Any and all references to the design review process in any adopted historic overlay district shall be reviewed by the planning commission or city staff, and shall be subject to rules and procedures outlined in Article 40, Historical Resources.
(Ord. No. 2024-05, 5/8/2024)