(1)   The purpose and intent of the neighborhood compatibility design review is:

         (a)   To preserve the character and charm of the city and its neighborhoods by establishing processes and criteria to review new construction to assure that the resulting structures are compatible with the neighborhood within which they are located.

         (b)   To provide reasonable review of proposals to maximize compatibility with the unique character of the neighborhood in terms of mass, scale, height, and design, while generally maintaining neutrality regarding the architectural style of the proposed development.

         (c)   To minimize privacy impacts of new two-story construction upon neighboring properties while still maintaining good design.

         (d)   To provide a review process to regulate the development or redevelopment of properties within existing neighborhoods so as to maximize visually compatible relationships, and bright, open neighborhoods.

         (e)   To educate applicants regarding their obligation to take into consideration the potential impacts on their neighbors when modifying structures or proposing new structures and take reasonable steps to mitigate such impacts.

      (2)   It is not the intent of this chapter to unreasonably restrict or regulate the right of an individual property owner to determine the type of structure or addition desired.

      (3)   The neighborhood compatibility design review process is intended to be an integral part of the overall design process that should commence with city staff and the applicant prior to the preparation of any design concepts.

      (4)   The regulations in this section are in addition to the requirements of other regulations or ordinances of the city and where in conflict the more restrictive regulations shall apply.

      (1)   Existing residential dwelling proposing a single story addition that affects no more than the rear 50% of the structure.

      (2)   Existing residential dwelling proposing a single story addition or exterior alterations that affect the front 50% or more of the structure.

      (3)   New single story, single family residential dwelling.

      (4)   Two story addition to a two story dwelling.

      (5)   Two story addition to a single story dwelling.

      (6)   New two story single family residential dwelling.

      (7)   Multi-family development not subject to a conditional use permit.

         (a)   Building materials and finishes on exterior surfaces;

         (b)   Architectural integrity of the proposed project.

         (a)   Orientation of the building(s) on the site and in relation to surrounding property improvements, including entrances, parking areas, and driveways;

         (b)   Garage and parking locations, driveway and driveway approach locations;

         (c)   Onsite building relationships;

         (d)   Landscaping.

         (a)   Roof designs and materials;

         (b)   The height and building profile of the structures;

         (c)   Mass, bulk, modulation, scale and articulation.

         (a)   The scale and bulk of the building(s) in relationship to the neighboring properties, including the location and orientation of second stories;

         (b)   Reasonably minimizes privacy impacts;

         (c)   Solar access;

         (d)   Grade differential.

         (a)   Relationship of development to the surrounding neighborhood such as appropriate mass, architectural features, scale, and building materials;

         (b)   Prevailing/predominant development patterns.

      (1)   Regardless of the type of development proposed, applicants are encouraged, but are not required, to meet with the immediate neighbors prior to submittal of an application. Review authority and notification shall be completed according to the following table:

 

 

      (2)   In addition to any other action otherwise required by law pertaining to the processing of the application, if the construction category requires neighborhood notification, the following neighborhood notification shall be required:

         (b)   Notice of the public meeting shall be mailed at least 15 days prior to the meeting to all owners of real property with the radius specified in the table in this division (E) utilizing the records of the County Assessor.

      (1)   That the proposed development meets the zoning development standards applicable to the property.

      (2)   That the orientation and design of the building(s) are appropriate to the size and configuration of the lot and provide a well-designed site layout.

      (3)   That the proposed development is designed to be compatible with adjacent properties by reasonably minimizing impacts related to privacy and solar access.

      (4)   That the proposed development is compatible with the character of the neighborhood in terms of scale, mass, height and design.

      (1)   Ordinary maintenance and repair as defined in § 17.20.040 of this code.

      (2)   Replacement in kind.

      (3)   Restoration of an architectural element that is consistent with the architectural style of the structure at the time of construction or in cases where the entire architectural style of a building is being completely renovated into a new style, the element shall be consistent with the new or predominant architectural style.

      (4)   Reroofing with a material similar to the existing material.

      (5)   Painting.

      (6)   Construction of fences and walls.

      (7)   Single story second units constructed pursuant to Title 17.

      (8)   Single story accessory structures, including attached patios, in side and/or rear yards.

      (9)   Flatwork.

      (10)   Interior construction that does not involve any exterior changes.

      (11)   Development subject to a Hillside Development Permit.

      (12)   Work that does not require a building permit.

      (13)   Reasonable accommodation requests pursuant to § 17.52.327.

(Ord. 2016-08 § 20, 2016; Ord. 2024-01 §§ 9, 10, 2024)

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

         (d)   Accessory structures located less than 80 feet from the front property line must be set back the same distance from the property line as a main structure.

         (e)   On corner lots with garages opening onto the street, the garage must be set back a minimum of 20 feet from the side property line adjacent to the street.

 

 

         (c)   Accessory structures with a plate height exceeding nine feet and/or a ridge height exceeding 14 feet, and two-story accessory structures shall maintain the same setback as main buildings.

         (d)   Where there are two or more adjacent zones the following rear yard setback requirements shall apply:

 

 

   (H)   New multi-family development shall comply with all applicable zoning code requirements required by the zoning district, specific plan, or planned development area where the property is located and the following design standards:

         (b)   New buildings shall include at least two or three exterior material finishes.

         (a)   When buildings are adjacent to a public street, building entrances shall be oriented to face the public street.

         (b)   Ground floor residential entries shall be sheltered from the weather. Sheltering may be accomplished by recessing the entry a minimum of four feet, or the construction of a roof or other similar overhead architectural element.

         (b)   Entrance doors shall have a minimum of one decorative element such as raised panels, sidelights, or transom windows.

         (c)   Blank walls are not permitted; windows and/or doors shall be required on all building facades. Elevator shafts/utility rooms are exempt from this requirement.

   (I)   Within five days following the filing of a complete application for building permit plan check for a multi-family residential project, the applicant shall post a notification sign prominently on the subject property, in form and content specified by the Director, providing notice of the pending construction and a contact number for the developer. The sign shall be for public information only and shall remain in place for at least 15 calendar days.

         (a)   Attached garages shall be setback a minimum of 20' from the front facing wall of the primary structure closest to the street.

         (b)   In the front yard setback, paved driveways shall be limited to 14' in width leading to a two-car garage and 10' in width leading to a one-car garage.

         (c)   Side loading garages shall not be permitted in front of the primary structure.

         (d)   Garages attached to the rear of the primary structure, or which are otherwise not visible from the street shall be allowed to add an additional 400 square feet added to the maximum size of the primary structure. This provision only applies to properties developed with single family dwellings.

      (3)   Properties developed with more than one dwelling unit, the primary structure shall be the dwelling closest to the street.

      (1)   Equipment is entirely screened by building parapet; or

      (2)   Replacement of existing equipment shall be permitted if the equipment is of the same or of lesser dimensions and approved screening can be provided and it is economically impractical to relocate.