Pursuant to the goals set forth in the comprehensive plan, a system of design review shall be established and implemented in accordance with the design review guidelines hereafter set forth. The following quotation from Justice Douglas in rendering the opinion of the court concerning the case of Berman v. Parker, 348.U.S. 26 (1954), captures the spirit and intent of this chapter:

(Ord. 849, 8-17-2009)

   A.   Activities Subject To Design Review: The city shall review all development subject to design review. For purposes of this chapter, "development" means any improvement to real property open to exterior view, including, but not limited to, buildings, structures, fixtures, landscaping, site screening, fencing, murals, signs, parking lots, lighting, pedestrian facilities, street furniture, use of open areas (including parks and recreational facilities), and mobile home and recreational vehicle parks, whether all or any are publicly or privately sponsored. "Development" also includes new construction, additions, and any or all exterior remodeling to existing structures. "Development" does not include underground utilities, improvements within rights of way, or alterations to buildings that are exclusively interior. (Ord. 870, 4-4-2011)

   B.   Activities Exempt From Design Review: The following activities shall be exempt from the requirements of design review:

      1.   Normal maintenance and repair shall be exempt from the requirements of design review, where there is no change to the exterior appearance of the structure.

      2.   The replacement of fifty percent (50%) or less of a nonconforming siding material on any single facade shall be considered maintenance. The replacement of more than fifty percent (50%) of the exterior siding material on a single facade shall be considered an alteration and shall comply with the requirements of this chapter including article A of this chapter.

      3.   Minor adjustments to dimensions such as railing height or stairs, where necessary to comply with the building code, shall be considered maintenance, provided the design of the replacement feature is otherwise identical to the feature being repaired, and the change is no more than necessary to correct the deficiency.

      4.   In zones R1, R1R, R2, R2R, R3, R3R, S1 and S2 one accessory building with a gross floor area of one hundred twenty (120) square feet or less may be placed on a lot without meeting the requirements of this chapter, including article A of this chapter, provided the structure is placed in the rear of the lot behind the principal building. Additional accessory buildings located in these residential zones, regardless of size and location, shall be subject to all requirements of this chapter. This exemption does not apply to accessory structures located in zones OT, OTW, RC, AC, C1, C2, L1, S3, S3R, S3M, P, PR, or S4. (Ord. 912, 8-3-2015)

   A.   Design Review Required: Design review is required for all development in the R1R, R2R, R3R, OT, OTW, RC, AC, C1, C2, S1, S2, S3, S3R, S3M, P, PR and S4 zones. Design review is also required for all development other than permitted and accessory uses in the R1, R2 and R3 zones. Design review is required for conditional uses in the L1 zone. No building permit shall be issued for any development, redevelopment or construction requiring design review until design approval has been granted.

   B.   Compliance With Approved Design: Development shall be completed in exact accordance with the design approved by the city. If, after such approval, a developer wishes to make revisions to the approved plans, those amendments shall be brought before the city for approval prior to construction. Minor revisions may be approved by the city administrator, provided such changes are consistent with the original approval, comply with all design guidelines, and do not exceed ten percent (10%) of the square footage of the project, according to the procedures set forth in section 12-10-5 of this chapter. All other revisions shall be considered pursuant to the same procedure under which the original approval was granted.

   C.   Business Licenses And Certificates Of Occupancy: No business license or certificate of occupancy shall be issued until construction is complete and in conformance with the design approved by the city. Where occupancy is desired before the completion of all required improvements, a temporary certificate of occupancy may be issued, provided the requirements of section 10-2-12 of this code have been met.

   D.   Guidebook: The "City Of Long Beach Design Review Guidebook" provides greater detail for design review applicants, and is incorporated herein by reference. Where any conflict may exist between this title and the design review guidebook, this title shall control. (Ord. 849, 8-17-2009)

   A.   Submission Of Application: Application for design review shall be made on forms provided by the city. The city shall also make available to applicants guidelines to assist in design. All applications shall be submitted to the city administrator, who shall conduct an initial assessment for completeness and code compliance before routing the application to the appropriate reviewing authority.

   B.   Optional Preapplication: The applicant is encouraged to submit plans in a preliminary draft or sketch form for staff review prior to final review. The project can then be discussed with the developer and/or architect before irrevocable decisions have been made and before expensive drawings have been prepared. The preapplication review does not bind the city in any way, but rather is offered as a convenience to the applicant. No fee shall be assessed for any requested preapplication review.

   C.   Submittal Requirements:

      1.   All plans submitted shall be drawn to scale, on standard sized sheets not larger than eleven inches by seventeen inches (11" x 17"). Site plans shall be drawn at a scale no smaller than one inch equals twenty feet (1" = 20'), and building elevations and floor plans shall be drawn at a scale no smaller than one-eighth inch equals one foot (1/8" = 1'), unless otherwise approved by the city. If an applicant desires to submit plans on sheets larger than the permitted size, then eight (8) copies shall be provided with the application.

      2.   Submitted plans shall include site plans and landscaping plans, and shall show, in a general manner, the locations of existing and proposed buildings, parking and driveways, landscaping, fences, trash areas, mechanical equipment, and site features of abutting properties. Landscape plans shall generally indicate the location and type of existing and proposed ground cover, and the location, type and quantity of existing and proposed shrubs and trees. Exterior lighting plans may also be required.

      3.   Building elevations shall show the size and placement of all windows, doors, porches, decks and other architectural features, including trim, and shall indicate the proposed materials and finishes to be used.

      4.   Floor plans showing the general layout and use of the building shall be provided for all new construction and additions, except for single-family and two-family construction.

      5.   If alternative building materials are proposed, material samples and specifications shall be provided with the application.

      6.   Applications for design review shall be accompanied by a fee as established by resolution of the city council.

      7.   All plans submitted for review of new construction, additions or alteration of a building over six thousand (6,000) square feet shall be prepared and stamped by an architect licensed in the state of Washington.

   D.   Other Permit And Review Requirements: If any shoreline substantial development (SSD) permits or state environmental policy act (SEPA) environmental review is required for the proposed development, city officials should caution the developer to secure these approvals prior to submitting a design review application, to ensure that the project will be allowed as designed. (Ord. 849, 8-17-2009; amd. Ord. 1036, 8-19-2024)

   A.   Administrative Review: The city administrator shall review and act upon the following applications:

      1.   Signs.

      2.   Additions equal to no more than twenty percent (20%) of the existing floor area or four hundred (400) square feet, whichever is less.

      3.   Residential alterations with no increase in floor area, and commercial alterations with no increase in floor area and with less than fifty percent (50%) change in exterior cladding and roofing combined.

      4.   Decks.

      5.   Fences.

      6.   Accessory structures.

      7.   Minor revisions that are consistent with the original approval, comply with all design guidelines, and do not exceed ten percent (10%) of the square footage of the project, as allowed by subsection 12-10-3B of this chapter.

   B.   Planning Commission Review: The planning commission shall review and act upon the following applications, following receipt of a recommendation from the city administrator:

      1.   Single-family dwellings:

         a.   New construction.

         b.   Additions greater than twenty percent (20%) of the existing floor area or four hundred (400) square feet, whichever is less.

      2.   Multi-family developments containing up to four (4) dwelling units:

         a.   New construction.

         b.   Additions greater than twenty percent (20%) of the existing floor area or four hundred (400) square feet, whichever is less.

      3.   Commercial development:

         a.   New construction of up to six thousand (6,000) square feet of floor area.

         b.   Additions greater than twenty percent (20%) of the existing floor area or four hundred (400) square feet, whichever is less, resulting in a building with a gross floor area of not more than six thousand (6,000) square feet.

         c.   Alterations with fifty percent (50%) or greater change in exterior cladding and roofing combined.

   C.   City Council Review: The city council shall review and act upon any design review application not included in subsections A and B of this section. Prior to its review, the city council shall receive a recommendation from the city administrator and the planning commission. (Ord. 870, 4-4-2011)

   D.   Action: Action on any design review application may include approval, approval with modifications, or denial, and shall be made in writing to the applicant. The reviewing authority may require additional information or material from the applicant before taking final action.

   E.   Professional Assistance: The approving authority may, at its sole discretion, determine that the nature of the proposed development requires outside review by a design professional. The approving authority may retain the services of a design professional if it determines that such assistance is necessary to evaluate a design review application. The cost of such assistance shall be borne by the applicant. No building permit shall be issued for any development subject to design review until the city has been reimbursed for any costs associated with outside review.

   F.   Reporting Requirements: The city administrator shall, on a monthly basis, report to the planning commission on all designs approved under subsection A of this section, and to the city council on all designs approved under subsections A and B of this section.

   G.   Exempt Activities: The following activities shall be exempt from the requirements of design review:

      1.   Normal maintenance and repair shall be exempt from the requirements of design review, where there is no change to the exterior appearance of the structure.

      2.   The replacement of fifty percent (50%) or less of a nonconforming siding material on any single facade shall be considered maintenance. The replacement of more than fifty percent (50%) of the exterior siding material on a single facade shall be considered an alteration and shall comply with the requirements of this chapter, including article A.

      3.   Minor adjustments to dimensions such as railing height or stairs, where necessary to comply with the building code, shall be considered maintenance, provided the design of the replacement feature is otherwise identical to the feature being repaired, and the change is no more than necessary to correct the deficiency.

      4.   One accessory building with a gross floor area of one hundred twenty (120) square feet or less may be placed on a lot without meeting the requirements of this chapter, including article A, provided the structure is placed in the rear of the lot behind the principal building. Additional accessory buildings, regardless of size and location, shall be subject to all requirements of this chapter. (Ord. 849, 8-17-2009)

Approval for design review is valid for one year from date of final approval. The approving authority may grant one extension of time not to exceed one year, upon the filing of a timely request for extension by the applicant. No extension shall be granted if any local zoning or design review regulations have been amended in a manner that would have an impact upon the proposed development. A request for extension shall be deemed to be timely filed if it is received by the city before the expiration date of the final approval. (Ord. 849, 8-17-2009)

   A.   Minimum Criteria: City administrator shall review the design for compliance with respect to lot coverage, setbacks, height, and permitted use. These are minimum requirements that shall be met before any further review takes place.

   B.   General Review Criteria:

      1.   The approving authority shall review the detailed architectural design with respect to materials and surface textures, colors, fenestration pattern, roof form and pitch, and expression of detailing.

      2.   The reviewing authority shall also review the site design to determine how the proposed development fits into the existing environment, judging applications with respect to scale and proportion, orientation of buildings and other site features to streets and surrounding properties, and the placement and types of landscaping.

   C.   Specific Review Criteria:

      1.   Siding: Natural wood siding such as board and batten, clapboard, shiplap and wood shingles is encouraged, depending on the zone district in which the property is located. Metal, stone, and brick siding may be allowed as accent materials in zones where it is not prohibited. However, it is the intent of this title to use metal and masonry as an accent in combination with other siding materials and not to use either as the exclusive siding material, as structures constructed exclusively with metal or masonry do not meet the intent of the early seashore or contemporary seashore architectural theme required in certain zones.

      2.   Roofing Materials: Composite roofing is permitted and encouraged. Metal roofing is also allowed. Membrane roofs may be permitted in commercial applications, provided it is screened from view from the front. Also permitted in some zones are wood shingle and tile roofs.

      3.   Windows: Wood sash windows are preferred. Vinyl or clad windows are acceptable with an exterior wooden trim. Operable wooden storm shutters are also acceptable.

      4.   Doors: Wood or simulated wood doors are preferred.

      5.   Fences: Decorative wooden fences are preferred. Chain-link, split rail wood fences and wood framed hog wire fences are not permitted in the R1R, R2R, R3R, S1, S2, S3, S3R or S3M zones.

      6.   Fenestration Pattern: The arrangement of windows on a building facade should be used to avoid the creation of large, blank wall spaces, especially on street facades.

      7.   Roof Form And Pitch: This criteria involves the shape, form and pitch of the roof, and the placement of dormers, eaves, and gables. A variety of forms, within the prescribed limitations of the roof pitch requirements of the zone in which the building is located, are encouraged.

      8.   Expression Of Detailing: The use of architectural detailing such as gingerbread, trim work and ornate fixtures is encouraged when incorporated with appropriate architectural styles.

      9.   Scale And Proportion: The size and shape of a structure or group of structures should be consistent with the scale of surrounding properties.

      10.   Orientation: Residential buildings shall be oriented toward the street. Nonresidential buildings shall be oriented toward the street, unless an arcade or courtyard is used to address the public realm and present variety in architectural styling.

      11.   Landscaping: The type, placement, and arrangement of landscape and landscape features is an essential element in the integration of a project with its surrounding area. Landscaping with plant materials suited to the coastal setting is required where indicated, and shall be provided in all projects. The use of rock, bark and other nonplant materials as mulch shall be limited.

      12.   Site Design: The integration of the proposed development with abutting properties will be considered. The extent to which the massing of structures is mitigated by landscaping or other techniques will also be considered. Site designs that create vehicular turning movement conflicts are prohibited. Site designs for nonresidential projects that share parking or other amenities with neighboring properties are strongly encouraged.

      13.   Signs: Signs attached to a building shall be incorporated into the building design. Freestanding signs shall be of a size, shape, and color that complements the building design.

   D.   Clustering:

      1.   Mandatory Clustering: Depending upon site specific conditions, the reviewing entity may require that dwelling units be clustered on a portion of a site in order to protect natural resources, to accommodate trails identified in the comprehensive plan, to preserve scenic vistas, or to create buffers between uses.

      Where allowed by state law, and to achieve the goals stated above, the reviewing entity may, but is not required to, allow up to a twenty percent (20%) reduction in lot size and setback requirements for the zoning district, in order to facilitate clustering of the permitted number of dwelling units on the site. The required clustering shall not result in fewer lots than would otherwise be permitted on the site, without written agreement by the applicant. The required clustering shall not result in more lots or more dwelling units than would otherwise be permitted on the site.

      2.   Optional Clustering: Applicants for residential projects may request up to twenty percent (20%) reduction in lot sizes, dimensions, and building setback requirements in order to cluster housing and retain land in order to protect natural resources, to accommodate trails identified in the comprehensive plan, to preserve scenic vistas, or to create buffers between uses, or otherwise make land available for public or private open space.

      The reviewing entity may, but is not required to, grant such requests if it determines the requested clustering is allowed under state law and the development would achieve the goals described above for clustering and would not have a significant adverse impact on surrounding land uses. The optional clustering shall not result in more lots or more dwelling units than would otherwise be permitted on the site.

   E.   Required Findings: The approving authority shall make the following findings before approval of any proposed development:

      1.   Comprehensive Plan Compliance: That the proposal complies with the comprehensive plan and other adopted city policies.

      2.   Zoning Regulations Compliance: That the proposal meets the requirements of the zoning regulations.

      3.   Design Review Compliance: That the proposal as approved or conditionally approved satisfies the criteria and purposes of this chapter, including article A of this chapter.

      4.   Design Review Guidebook Consistency: That the proposal is consistent with the “City Of Long Beach Design Review Guidebook”. (Ord. 849, 8-17-2009; amd. Ord. 870, 4-4-2011; Ord. 1036, 8-19-2024)

The decision of the approving authority shall be final unless, within fourteen (14) days from the rendering of the decision, the applicant or any other party withstanding files an appeal. Appeals of any administrative or planning commission decision shall be made to the hearing examiner and shall be an open record hearing. Appeals of any hearing examiner decision shall be made to Pacific County superior court. Appeals to the hearing examiner shall be conducted pursuant to the procedures set forth in section 12-3-4 of this title and section 11-2C-14 of this code. The filing of such an appeal within said time limit shall stay the decision of the city until such time as the appeal has been adjudicated or withdrawn. (Ord. 912, 8-3-2015)

   A.   Intent:

      1.   Generally: These zones have a mandatory architectural style that is referred to as the "early seashore theme". The intent of these zones is to create an early twentieth century seashore atmosphere, provide an attractive compact retail core to stimulate foot traffic, and to promote tourism. Common architectural details include false fronts, marquees, cedar shingles and ornate seashore detailing. A diversity of building fronts is to be encouraged, and simple replication is to be discouraged.

   B.   Design Requirements: The following design features are required:

      1.   Roofs: A roof pitch of five to twelve (5:12) or greater is required. The approving authority may allow a more shallow pitch or a flat roof on commercial or mixed use buildings where the pitch of the roof is concealed from the primary street frontage by a false front that extends across at least fifty percent (50%) of the width of the building's street frontage. Shallower roof pitches on projecting features such as bays and porches may be permitted where the form of the elements is complementary to the overall form and character of the building. (Ord. 849, 8-17-2009)

      2.   Wood Siding: A minimum of eighty percent (80%) of the building's total exterior siding exposure shall be cedar shingle, lap or clapboard siding with an exposure not to exceed eight inches (8"), or cedar shake with a maximum reveal of fourteen inches (14"). Board and batten siding may also be used. The use of glass for window displays is encouraged, and shall be counted toward the wood siding requirement. Cement board siding that is similar in appearance to permitted siding materials shall be allowed. Other construction methods, including sheet siding without bats, are prohibited. (Ord. 870, 4-4-2011)

      3.   Other Materials: If used, not more than twenty percent (20%) of the building's total exterior siding exposure may be materials other than those listed in subsection B2 of this section. Materials that may be used include masonry (stone, brick or split faced block), sheet or corrugated metal, or other styles of wood siding. Sheet siding shall not be used, except when battens are applied. Materials should be used as accents to highlight the form and architectural details of the building. Cement board siding that is similar in appearance to permitted accent materials shall be allowed.

      4.   Finishes: Natural, painted or stained finishes are permitted. Muted natural or neutral colors are required in shoreline areas.

      5.   Trim: Trim should be provided around all windows, doors and to accent the architecture of the building. Trim should be painted in a contrasting color, but may be left unfinished if the exterior siding material is also unfinished.

      6.   Roof Ridge: One vertical change in elevation of a minimum of three feet (3') shall occur in every fifty foot (50') run of roof. As an alternative, one or more of the following may be applied:

         a.   The use of dormers may be proposed as an alternative to a three foot (3') change in elevation. If dormers are used, there shall be not less than two (2) dormers per fifty feet (50') of roof run, and each dormer must span at least eighty percent (80%) of the roof face from ridge to eaves.

         b.   A cross gable may be used as an alternative to a three foot (3') change in elevation. There shall be at least one cross gable for each fifty feet (50') of roof run. The face of the cross gable must be in the same plane as the building facade and the ridge of the cross gable shall be no more than two feet (2') below the primary ridge.

         c.   The use of cupolas may be proposed as an alternative to a three foot (3') change in elevation. If cupolas are used, there must be at least one cupola per fifty feet (50') of roof run or fraction in excess of fifty feet (50'). Cupolas shall be sized proportional to the building by being not less than one foot (1') in height per ten feet (10') of roof run. The height of cupolas shall also comply with the requirements of section 12-10-3 of this chapter.

      7.   False Fronts: For buildings in the OT, OTW and C1 zones, false fronts are permitted on buildings fronting SR 103 (Pacific Avenue) and Ocean Beach Boulevard. False fronts used to conceal a roof pitch less than five to twelve (5:12) shall extend at least fifty percent (50%) of the width of the building's frontage.

      8.   Facades:

         a.   For buildings in the OT and OTW zones with frontage on Pacific Avenue or Ocean Beach Boulevard, at least fifty percent (50%) of each twenty five (25) linear feet segment of the first floor building facade shall be glass doors or windows designed to accommodate window displays. Bay or bow windows are permitted, but may not extend into the right of way at the first floor.

         b.   For buildings in the C1 zone with frontage on Pacific Avenue, windows, porches or other features that provide visual interest and scale are encouraged. (Ord. 849, 8-17-2009)

         c.   For buildings in the RC zone with frontage on Pacific Avenue, covered or wrap porches are required on residential buildings and porches, bays and other residential style features are encouraged on all structures. Porches shall not be screened.

      9.   Screening: Trash receptacles and ground placed HVAC units shall be screened from public view by landscaping, fencing, or other appropriate method. HVAC and exhaust units placed on flat roofs may be screened by a false front. HVAC and exhaust units placed on a roof of a five to twelve (5:12) or steeper pitch are not required to be screened. (Ord. 870, 4-4-2011)

      10.   Parking: For buildings in the OT zone with frontage on Pacific Avenue or Ocean Beach Boulevard, parking shall not be placed between the building and the street. In all zones, it is preferred that parking be placed on the side or to the rear of the building.

      11.   Landscaping:

         a.   Landscaping shall be used where necessary to mitigate the height, bulk, or scale of buildings.

         b.   Landscaping or landscaped berms shall be used to partially screen parking areas from view from adjacent streets or building occupants. Landscaping shall also be used to screen commercial uses from the view of adjacent residences.

         c.   Any building not built to the street line shall provide landscaping between the building and the street. Hardscape areas such as patios may be a part of the landscaping, provided planters are included in the design and the space is designed as an outdoor amenity.

         d.   Plant materials shall include grasses, shrubs, trees and other plant materials appropriate to the coastal setting. Along Pacific Avenue and Ocean Beach Boulevard, landscaping should be used to provide visual interest for pedestrians. In the shoreline areas, plants shall complement the natural dune setting.

      12.   Building Width: The minimum width for any residential building shall be not less than fourteen feet (14').

      13.   Orientation: The front door of any residential building shall face the street. The primary entrance of a commercial building shall be clearly visible from the street.

      14.   In S3 And S3R Zones Only: In the S3 and S3R zones only, balconies shall be required as an architectural feature on the face of any building directly facing the Pacific Ocean.

      15.   In C2 Zone Only: For commercial property completely surrounded by noncommercial districts and uses, design review requirements shall be compatible with those of the surrounding districts. (Ord. 849, 8-17-2009)

      16.   In C1 Zone Only: Single-family dwelling units shall be designed and sited to accommodate their future conversion to nonresidential use. (Ord. 891, 4-13-2013)

      17.   In RC Zone Only: Buildings shall be primarily residential in character but designed to facilitate conversion between residential and commercial uses.

      18.   Marquees And Canopies: For buildings in the OT and OTW zones fronting on Pacific Avenue or Ocean Beach Boulevard, especially within the downtown core, marquees, canopies, awnings and similar features are encouraged that will project out over the pedestrianway and provide shelter from the elements, to encourage pedestrian traffic. Such features shall be incorporated into the overall design of the building.

      19.   In OT, RC, C1 And C2 Zones Only: Wireless communication facilities (WCF) shall be designed pursuant to the requirements of subsection 12-11-17E of this title. (Ord. 849, 8-17-2009)

      20.   Tents: In the OT, OTW, RC, AC, S3, S3R, and S3M districts, tents may be used to protect the allowed accessory two hundred (200) square feet of outdoor merchandising, vending, dining and (in OT only) amusements. Any tent must be adequately secured so as not to cause harm to persons, animals, or property. Tents shall be erected only for the duration of regular business hours, and must be taken down during nonbusiness hours. Tents may be a bright solid or white in color, and may fly a pennant. Tents are considered an accessory structure and their design and location are subject to administrative design review pursuant to subsection 12-10-5A6 of this chapter. Each additional tent to a site is subject to design review. (Ord. 899, 6-16-2014)

   A.   Intent:

      1.   Generally: The intent of the R1R district is to preserve, enhance, and contribute to an existing architectural design currently present in the older homes.

      2.   Architecture: The predominant architectural styles permitted are:

         a.   Beach cottage: Typically small, single-story houses with a front porch, a gable end facing the street, dormers, and shingle siding.

         b.   Victorian beach house: The general characteristics are simple one- or two-story, vertically oriented homes with a steep gable roof, overhanging eaves, weathered shingle siding and a covered front porch.

         c.   Craftsman: These homes are typically one story with pitched, broad gables. A lower gable usually covers a porch, and a large gable covers the main portion of the house. Wood shingles or wood board and batten are the favored exterior finish. Exposed structural members and trim work are usually painted, with shingles left in a natural state or painted an earth tone stain.

   B.   Design Requirements In R1R District:

      1.   Roofs: Pitched roofs are required, with a minimum roof pitch of five to twelve (5:12). Materials shall be wood shingle, composition or metal. Shallower roof pitches on projecting features such as bays and porches may be permitted where the form of the elements is complementary to the overall form and character of the building.

      2.   Porches: Covered front porches or wraparound porches are required. Porches on the front of the house, facing the street, shall not be enclosed with screens. (Ord. 849, 8-17-2009)

      3.   Wood Siding: A minimum of eighty percent (80%) of the building's total exterior siding exposure shall be cedar shingle, lap or clapboard siding with an exposure not to exceed eight inches (8"), or cedar shake with a maximum reveal of fourteen inches (14"). Board and batten siding may also be used. The use of glass for window displays is encouraged, and shall be counted toward the wood siding requirement. Cement board siding that is similar in appearance to permitted siding materials shall be allowed. Other construction methods, including sheet siding, are prohibited. (Ord. 870, 4-4-2011)

      4.   Foundations: Permanent foundations are required. Not more than thirty six inches (36") of the foundation may be shown above ground level. (Ord. 849, 8-17-2009)

      5.   Accessory Buildings: Accessory buildings shall be designed to complement the principal building(s) in form, detail, color, and material. Garages, whether attached or detached, shall be proportional to the house, be auxiliary to the principal structure, and shall not extend beyond the front face of the structure by more than ten feet (10'). Where available, direct access from a garage to a side street or an alley is required. Sheds and other detached accessory buildings shall be located in the rear or side yard, and shall not extend beyond any side of the house facing a street. (Ord. 870, 4-4-2011)

      6.   Orientation: The front door shall face the street.

      7.   Building Width: The minimum width of any principal building shall be not less than fourteen feet (14').

      8.   Landscaping: Sites shall be planted with grasses, shrubs, trees and other plantings that are suited to a coastal cottage setting. The use of gravel and hard surfaces should be limited to driveways, walkways and patios. Use of rock, gravel or bark as a landscape finish should be limited. (Ord. 849, 8-17-2009)

   A.   Intent:

      1.   Generally: The intent of these districts is to preserve, enhance, and contribute to an existing architectural design currently present in the older homes. A-frame, ranch, Tudor, log homes, Romanesque, Mediterranean villa, exotic, Spanish, and contemporary are prohibited architectural styles.

      2.   Architecture: The predominant architectural styles permitted are as indicated in subsection 12-10A-2A2 of this article.

   B.   Design Requirements In S1, S2, R2R And R3R Districts:

      1.   Roofs: Pitched roofs of not less than five to twelve (5:12) are required. Materials shall be wood shingle, composition or metal. Shallower roof pitches on projecting features such as bays and porches may be permitted where the form of the elements is complementary to the overall form and character of the building.

      2.   Porches: Covered front porches or wraparound porches are required. Porches on the front of the house, facing the street, shall not be enclosed with screens. (Ord. 849, 8-17-2009)

      3.   Wood Siding: A minimum of eighty percent (80%) of the building's total exterior siding exposure shall be cedar shingle, lap or clapboard siding with an exposure not to exceed eight inches (8"), or cedar shake with a maximum reveal of fourteen inches (14"). Board and batten siding may also be used. The use of glass for window displays is encouraged, and shall be counted toward the wood siding requirement. Cement board siding that is similar in appearance to permitted siding materials shall be allowed. Other construction methods, including sheet siding, are prohibited. (Ord. 870, 4-4-2011)

      4.   Foundations: Permanent foundations are required. Not more than thirty six inches (36") of the foundation may be shown above ground level.

      5.   Garages, whether attached or detached, shall be proportional to the house, be auxiliary to the principal structure, and shall not extend beyond the front face of the structure by more than ten feet (10'). Where available, direct access from a garage to a side street or an alley is required. Sheds and other detached accessory buildings shall be located in the rear or side yard, and shall not extend beyond any side of the house facing a street.

      7.   Orientation: The front door shall face the street.

      8.   Building Width: The minimum width of any principal building shall be not less than fourteen feet (14').

      9.   Landscaping: Sites shall be planted with grasses, shrubs, trees and other plantings that are suited to the natural dune setting. The use of gravel and hard surfaces should be limited to driveways, walkways and patios. Use of rock, gravel or bark as a landscape finish should be limited. Drainage swales and catchments should be incorporated into the overall landscape design. (Ord. 849, 8-17-2009; amd. Ord. 870, 4-4-2011; Ord. 1036, 8-19-2024)

   A.   Intent: Generally, the intent of these districts is to provide for public uses and activities. Architectural styles should be those most associated with the area surrounding the property. To accommodate the specific needs of public uses, some flexibility in design standards may be necessary. There should be greater design latitude for properties not adjacent to any zone in which design review is required. For facilities in natural areas, structures should blend with the natural setting of the dunes.

   B.   Design Requirements In P, PR And S4 Districts:

      1.   Roofs: Pitched roofs of not less than five to twelve (5:12) are required, unless it is determined by the reviewing authority that such a roof pitch would not be compatible with the function or location of the building or structure. For properties most closely associated with the OT or OTW zones and fronting on Pacific Avenue or Ocean Beach Boulevard, flat roofs concealed by false fronts may be used.

      2.   Siding: The siding material shall be one that is allowed in the zone district most closely associated with the property. Cedar shingle, board and batten, lap or clapboard siding is preferred. Cement board siding that is similar in appearance to permitted siding materials shall be allowed. Other materials, including masonry (stone, brick or split faced block), sheet or corrugated metal, or other styles of wood siding may be considered.

         a.   In the S4 zone, only cedar shingle siding shall be permitted. No other siding materials are permitted. Alternate materials may be allowed for trim, decking and other features, where appropriate.

      3.   Finishes: Natural, painted or stained finishes are permitted.

      4.   Building Form And Scale: Building forms and features are encouraged that will be compatible with surrounding neighborhoods, help to break up the mass of buildings, and provide scale to pedestrians. Where appropriate, features such as canopies or porches should be used at entrances. Long walls should have offsets or use elements such as bays and porches, especially on street facades. Roofs should have changes in height or projecting features such as cross gables, dormers, cupolas.

      5.   Screening: Trash receptacles and ground placed HVAC units shall be screened from public view by landscaping, fencing, or other appropriate method.

      6.   Parking: For buildings with frontage on Pacific Avenue or Ocean Beach Boulevard, it is preferred that parking not be placed between the building and the street and that it be placed on the side or to the rear of the building. Nothing in this section shall preclude the construction of public parking lots.

      7.   Landscaping: Landscaping shall be used where necessary to mitigate the height, bulk, or scale of buildings, and to provide screening of parking and other activities.

         a.   In the S4 zone, all landscaping shall be compatible with the natural dune setting.

      8.   Street Furniture: The use of street furniture that will enhance the use of the facility is encouraged, where appropriate.

      9.   Wireless Communication Facilities: Wireless communication facilities (WCF) shall be designed pursuant to the requirements of subsection 12-11-17E of this title.

      10.   Tents For Public Purposes: Tents may be used by the city or nonprofits (as allowed by the city) for a public purpose to enhance a public activity, including, but not limited to, festivals, events, Summerfest, and the farmers’ market. Placement of a tent for public purposes must occur with the concurrence of either the city administrator, a city department head, or the city’s events coordinator. Existing tents of any style may be used. Public tents shall be a bright solid or white in color. Replacement tents are subject to administrative design review pursuant to subsection 12-10-5A6 of this chapter, which should be conducted prior to their acquisition. (Ord. 849, 8-17-2009; amd. Ord. 870, 4-4-2011; Ord. 899, 6-16-2014; Ord. 1036, 8-19-2024)

Where design review is required in zones not otherwise enumerated in this article, the design review criteria for the zone district most similar to the zone district in which the project is located, or that criteria most suited for the architectural form and character of the use, shall be used.

   A.   Public Uses: For governmental or municipal structures, uses or facilities, public parking lots, and parks, recreation areas and facilities located in zones other than P, PR and S4, the design criteria for the P, PR and S4 zones, listed in section 12-10A-4 of this article may be used.

   B.   L1 Light Industrial Zone: For properties in the L1 zone, the emphasis shall be on screening of the use, including outdoor storage, and reducing impacts from noise, lighting, vehicles and other aspects of the use. (Ord. 849, 8-17-2009)

   A.   Fiber Cement Materials: Notwithstanding the requirements set forth herein for the use of wood products, the use of fiber cement based materials in lieu of wood is permitted in all zones for all applications, unless specifically excluded. The fiber cement material shall match the appearance, including design, shape and dimensions, of the permitted wood product.

   B.   Alternate Materials: The approving authority may authorize the use of alternate materials such as plastic composite, PVC or similar materials for trim if all of these requirements are met:

      1.   The product has a woodlike treatment or finish, such as an embossed wood grain or a shape that mimics a natural wood product.

      2.   The applicant provides appropriate documentation attesting to the long term durability of the product.

      3.   The product is consistent in size and shape to the wood product it proposes to replace.

   C.   Prohibited Materials: Where design review is required, vinyl siding, aluminum siding, and similar materials shall not be used. Sheet siding shall not be used except where battens are applied. Nothing in this chapter shall be construed to limit the use of such materials in zones where design review is not required. (Ord. 849, 8-17-2009)

Where substantiated by photographs, physical evidence or other historical documentation, the reviewing authority may approve alterations and additions to historic buildings that are not otherwise permitted by this chapter. A building is typically considered historic if it is more than fifty (50) years of age, is architecturally or aesthetically important, or has cultural significance. The intent shall be to preserve the historic appearance of the building, or restore it to its original historic appearance. The intent shall not be to permit buildings that do not comply with design requirements and that have no historic, cultural or aesthetic value to the city. There shall be a demonstrated effort to preserve, restore or rehabilitate the entire building, such that the project generally meets the "secretary of the interior's standards for the treatment of historic properties", which may be used by the reviewing authority as alternate design guidelines where appropriate. (Ord. 849, 8-17-2009)