R-1 and R-E Districts. Two or more dwelling units proposed to be constructed on the same lot or on separate lots which are controlled by the same owner or developer;

For any new single-family residence or any addition to an existing single-family residence, which is found by staff to be architecturally incompatible with either the existing structure or the surrounding neighborhood. The applicant and staff shall first consider design changes, which increase the proposed addition's compatibility with the existing structure and/or surrounding neighborhood;

R-2, R-3 and R-4 Districts. For new multi-family or two-family (duplex) developments with five or more dwelling units; for new single-family dwellings, five or more units proposed for the same or separate lots controlled by the same owner or developer;

For any permitted nonresidential use proposed for a residential district;

For any permitted nonagricultural use in any A district;

For any use for which a use permit is required;

C-1 and C-2 Districts. Reconstruction or alteration of existing buildings except for addition or maintenance of landscaping, when the alteration affects the exterior appearance of the building and is visible from a public street;

C-H District. Additions and new structures greater than 2,000 square feet;

All Other Districts. Additions and new structures greater than 10,000 square feet;

Any other use or construction required to undergo site plan and architectural review by the planning commission under any other provision of the city code.

Signs not part of an application for a building or site otherwise reviewed by the planning commission;

For any new single-family residence, accessory dwelling unit, junior accessory dwelling unit, or any addition to an existing single-family residence;

For any permitted nonresidential use proposed for a residential district;

In any district except for R-1, for the reconstruction or alteration of existing buildings except for addition or maintenance of landscaping, when the alteration affects the exterior appearance of the building, where such reconstruction and alteration is exempted from planning commission review in Section 17.60.020;

Construction drawings and permit applications shall be reviewed for compliance with approved plans, elevations and conditions of approval prior to issuance of building, grading, encroachment or other construction permits;

Shipping container construction, or placement, and use pursuant to Chapter 17.84; and

Any project which is found by staff to be architecturally incompatible with either the existing structure or the surrounding neighborhood or district.

Site plan, sketched to scale, showing the proposed layout of the structures and other improvements on subject property and on adjoining properties;

Design of parking facilities;

Landscape plan sketch, drawn to scale, showing the location and design of landscaped yard and setback areas and the variety of plant materials, and other landscape features, including use of landscaping for screening purposes;

Sketch, drawn to scale, showing the distribution of the height and bulk of proposed structures and the location of areas to be computed as usable open space, including balconies, decks, patios, yards, etc.;

Sketch, drawn, to scale, showing elevations of proposed structures, as they will appear upon completion with specification of exterior surfacing material and color;

Designation of areas to be computed as usable open space, including balconies, roof decks, patios;

Designation of future general location of street furniture such as: fire hydrants, poles for traffic signs, P.G. & E. or telephone installations, etc.;

Elevations, design, height and intended use of proposed buildings and structures;

The number, size, location and design of existing and proposed signs;

The exterior lighting plan, indicating the size, orientation, location, height and appearance of fixtures;

Color and materials exhibits, to include specifications, manufacturers' product identification numbers and samples of all proposed exterior paint colors and building materials;

Other pertinent plans, elevations, details or information as determined by the community development director to be conducive to an adequate review of the project.

The siting of structures and improvements so as to minimize adverse impacts on adjoining properties and so that proposed uses and structures shall not constitute a nuisance;

The scale, massing, materials and other significant design elements of a proposed structure or construction project shall be consistent with or complementary to the character of adjacent properties and the surrounding neighborhood or environs;

Physical changes to the materials, scale, massing and significant design details of an historic structure or site shall be consistent with the historic character of the structure or site and the surrounding neighborhood;

Control of ingress and egress so as to minimize traffic hazards, protect the general safety and ensure maximum traffic flow on abutting streets;

Review of proposed location, height and materials of walls, fences, hedges and screen plantings to insure harmony with adjacent development or to conceal storage areas, utility installations or other unsightly development; the planting of ground cover or other surfacing to prevent dust and erosion. The unnecessary destruction of existing healthy trees is prohibited without the specific consent of the community development director;

Review of location, size, height, lighting and landscaping of outdoor advertising signs and structures in relation to traffic hazards, appearance and harmony with the surroundings and the environment;

Review of site layout considering the orientation and location of buildings and open spaces in relation to the physical characteristics of the site, the character of the neighborhood, the appearance and harmony of the buildings with adjacent development and the surrounding landscape;

Review of the effect of the site development plan on traffic conditions on abutting streets; the layout of the site with respect to locations and dimensions of vehicular and pedestrian entrances, exits, drives and walkways; the adequacy of off-street parking facilities, design, siting and materials of trash and refuse enclosures; the location, arrangement, and dimensions of truck loading and unloading facilities; the circulation patterns within the boundaries of the development; the surfacing and lighting of off-street parking facilities;

Review of the effect of the site development plan on the adequacy of storm and surface water drainage;

All of the above items shall be considered after review and recommendation by the community development director, city engineer and other city staff as deemed appropriate by the community development director or city manager.

Within 10 days following the date of a decision by the city planning commission, the decision may be appealed to the city council by the applicant. The appeal shall be made on a form prescribed by the commission and shall be filed with the city clerk. The appeal shall state specifically why the decision of the commission is appealed.

Within 10 days of the filing of an appeal, the city clerk shall submit to the city council the materials and the minutes of the commission meeting at which the items were considered.

The city clerk shall notify the applicant of the time when the appeal will be considered by the city council.

Within 30 days following an appeal of a decision of the city planning commission, the city council shall affirm, reverse, or modify the decision.

Failure of the council to act within 30 days of the date of filing an appeal shall be deemed approval of the drawings as submitted by the applicant unless a time extension is requested by the applicant and granted by the council.