The council finds that due to the size, bulk and height of many multiple-family residential and nonresidential developments, and certain residential developments, it is necessary to ensure that the designs thereof make the most efficient use of available resources and harmonize with existing and proposed residential development, as well as with existing development of like character.

(Ord. No. 1078, § 4, 8-22-2017)

A.

Design review shall be required as provided herein and no building permit or improvement plan shall be issued without design review approval of the proposed construction, alteration, or remodeling pursuant to this chapter:

1.

All new construction of multifamily structures (two or more units), and non-residential structures, including permanent signs or sign relocation, and all site improvements (including but not limited to; walls/fencing, trash enclosures, landscaping, and other special features) that are associated with multifamily residential and non-residential projects.

2.

All new construction of single-family residential units on lots less than six thousand square feet in area.

3.

All new construction of single-family residential units which are identified as requiring design review in entitlements approved by the planning commission and/or city council.

4.

All new single-family residential units, regardless of lot size, within the University, Quarry, Granite, and College Architectural Districts, of which the district boundaries have been established by resolution of the city council.

5.

Relocation of any multifamily residential or non-residential building or structure.

6.

Permanent stand-alone parking lots and parking structures.

7.

Modifications to projects that have received design review approval (including single-family as applicable) or modifications to existing multifamily and non-residential development projects.

B.

Notwithstanding subsection A, the following shall not be subject to design review unless otherwise specified by the city council:

1.

All new single-family residential units on lots greater than six thousand square feet in areas that are not located within the University, Quarry, Granite, and College Architectural Districts.

2.

All new single-family residential units on lots less than six thousand square feet in area that are located in the R1-5 zone district and are not located within the University, Quarry, Granite, and College Architectural Districts, regardless of lot size.

3.

General maintenance of existing structures, parking lots, and landscaping which do not require permits or substantively deviate from a prior design review approval.

4.

Repainting where the color of the paint substantially complies with the approved paint color, unless specifically stated in the design review approval.

5.

Repair, cleaning, or refurbishing of an existing permanent building, structure, or sign.

6.

Temporary signs.

7.

Resurfacing and/or re-striping of existing paved parking lot areas. However, property owners are urged to ensure that such activities are completed in a manner that conforms to all applicable accessibility requirements.

8.

Qualified housing projects, as defined in a) below, which elect to utilize adopted objective design standards through a ministerial building permit process in lieu of the city's discretionary design review permit process is subject only to ministerial review by city staff; said objective design standards and accompanying standard conditions of approval shall be adopted by resolution of the city council.

i.

Qualified housing projects: A qualified affordable housing project is defined as either: i) a residential multi-unit (three or more units) mixed use housing project that provides for a minimum of twenty percent of the units as affordable for low, very low, or extremely low income households; complies with the city's objective design standards; and agrees to enter into an affordable housing agreement prior to issuance of building permits; or ii) a residential project consistent with Government Code Section 65913.4, as it now exists or may hereafter be amended.

(Ord. No. 1078, § 4, 8-22-2017; Ord. No. 1167, § 3, 6-27-2023)

A.

There is created the design review board of the city.

B.

The planning commission is designated the design review board of the city, except as otherwise provided by this chapter.

(Ord. No. 1078, § 4, 8-22-2017)

A.

There is created a five-member architectural review committee which has design review authority as provided by this chapter.

B.

Members of the architectural review committee shall be appointed by the city council upon the recommendation of the mayor, and shall consist of two members of the planning commission, two members of the city council, and the city manager or his or her designee.

(Ord. No. 1078, § 4, 8-22-2017)

A.

The duties and authority of the design review board shall be as provided herein, except as provided in subjections B and C.

1.

Conduct hearings and take action on design review applications in accordance with this chapter, the general plan, and all other applicable rules, regulations and policies enacted by the council;

2.

Recommend design guidelines for multiple-family residential and nonresidential development consistent with this chapter, the general plan, and all other applicable rules, regulations, and policies enacted by the council;

3.

Recommend the creation of special districts or areas within the city for the purpose of maintaining and enhancing the character thereof, and recommending architectural standards to be applied therein;

4.

Perform such other duties as the council may prescribe from time to time.

B.

Within architectural districts established by the city council, the architectural review committee shall take the following action on the following design review applications:

1.

Consider and make recommendations to the planning commission on design review applications consistent with the design guidelines established by resolution to the city council.

2.

Consider and make recommendations to the planning commission on major additions and remodels.

C.

The community development director may take action on the following design review applications:

1.

Within architectural districts established by the city council, the community development director may take final action on design review applications for small additions, accessory structures, and maintenance projects.

2.

Repainting, reroofing, residing, and modifications to existing buildings, signage, landscaping, walls, fencing, trash enclosures, and other special features where the colors, materials, and design deviate from what is existing and/or was formally approved by the city, but substantially complies with the approved paint color and materials, or a reasonable range of standards used in the community, may be approved by the community development director, unless specifically stated otherwise in the original design review approval. Depending on the scope of magnitude of the modifications, the community development director has discretion to refer such design review applications for determination by the planning commission or architectural review committee, as applicable.

3.

Within architectural districts established by the city council, the community development director may consider and take final action on design review applications on infill lots, which are defined as projects with no more than four single-family lots which are not part of a larger residential subdivision.

D.

Design review approval may be determined as otherwise indicated in other provisions of this title, including, but not limited to, the business attraction, retention, and revitalization overlay zone and the automotive overlay zone. For parcels that are located in one of the specified overlay zones for which the community development director has the authority to make final design review decisions and if the parcel is located in an architectural district, the architectural review committee shall make recommendations to the community development director, regardless of design review approval.

(Ord. No. 1078, § 4, 8-22-2017)

A.

Application for design review approval shall be made to the community development director. Such application shall include the following information:

1.

Existing topography, structures, trees and other features of the land to be developed;

2.

A preliminary grading and drainage plan. When the grading plan is revised after the building permit and grading plan have been considered and approved by the design review board, the revised plan shall be filed with the community development director and shall be subject to the same decision making process and findings and requirements as the original application, except that the subsequent consideration and decision shall be limited to the revised grading plan and the effects of the revisions on the originally approved project;

3.

A site plan which shows:

a.

Location of proposed building(s), adjoining streets;

b.

The size and location of all public utility easements;

c.

The exact location and width of all streets, sidewalks, bike trails, pedestrian paths or other areas used for the conveyance of vehicular, pedestrian, bicycles, equestrian or other traffic;

d.

The location of parking areas;

e.

The number of units per gross acre;

f.

The location and size of private parks or recreation area;

g.

Location of light poles;

h.

Location of all freestanding signs;

i.

The location and screening of refuse disposal area;

j.

Location of driveways;

k.

The location and size of all fencing or screening;

l.

A designation of the use of all open space (whether publicly or privately owned) and the person or group responsible for its maintenance;

m.

Contour lines at intervals designated by the city engineer.

4.

Architectural elevations and renditions of all buildings, signs, walls and fences and other structures, including materials to be used and color schemes;

5.

Project signage, including the location, dimensions, illumination and lettering style of all signs;

6.

A landscape plan, including the location, type, quantity and size of plant materials to be used;

7.

Such other information as the director may require.

B.

When a project subject to design review also requires a discretionary permit, or modification thereof, under Chapter 17.70, the design review application shall be made, processed and heard simultaneously with the other discretionary permit, unless this requirement is waived by the community development director.

(Ord. No. 1078, § 4, 8-22-2017)

Noticing for matters to be considered by the design review board shall be consistent with the requirements of [Section] 17.02.080. Matters to be considered by the architectural review committee or community development director are not subject to the requirements of [Section] 17.02.080.

(Ord. No. 1078, § 4, 8-22-2017)

A.

Except as provided in subsection B below, at the conclusion of the hearing the design review board shall approve, approve with conditions or deny the application.

B.

At the conclusion of the hearing, the design review board shall make a recommendation to the council, and the council shall thereafter conduct a hearing on and approve, approve with conditions, or deny any application for design review for the following:

1.

Nonresidential buildings or groups of buildings on one parcel in any zone with gross square footage of one hundred fifty thousand square feet or more;

2.

Residential buildings with a height of greater than thirty feet, or with more than two stories;

3.

Nonresidential buildings or structures with a height of greater than forty feet, or with more than three stories;

4.

All uses listed as M-2 zone conditional uses in Section 17.56.020, except retail sales and personal service establishments and service stations;

5.

Surface mining and quarrying operations;

6.

Special uses listed in Section 17.64.010;

7.

Waiver of locational provisions for adult entertainment businesses under Section 17.79.040; and

8.

Any application for a design review which is filed and/or is to be heard contemporaneously with another application for a land use entitlement for which the council is the final decision making body.

C.

Any decision by the design review board or the council on a design review application shall be based on consideration of the following:

1.

Relationship between the site design and the surrounding development, natural features and constraints and traffic flow;

2.

Height, bulk and area;

3.

Orientation of buildings and structures (with emphasis on energy consumption for heating, cooling, lighting);

4.

Color scheme and materials;

5.

Style, type and orientation of lighting;

6.

Dimensions and placement of signs and graphics;

7.

Landscaping (with emphasis on aesthetics, use of water and maintenance needs);

8.

Parking design, including ingress and egress patterns;

9.

Other design review criteria, which may be adopted from time to time by resolution of the council.

D.

The design review board and council shall set forth in writing the findings of fact upon which its respective decision is based.

(Ord. No. 1078, § 4, 8-22-2017)

Appeals of any design review action shall be in accordance with Chapter 17.86.

(Ord. No. 1078, § 4, 8-22-2017)

Unless a different time period is prescribed by the board, a design review approval shall expire two years from the effective date of this approval, unless the rights conferred thereby have commenced to be exercised within that period.

(Ord. No. 1078, § 4, 8-22-2017)