Within the city, proposals for new residential construction and modifications to existing structures typically are made for properties in established neighborhoods. It is important that future proposals for both new construction and modification to existing structures respect this established pattern of development within the various neighborhoods because such patterns are integral elements of the city's rural character. The provisions of this chapter provide a review process for new residential construction and modification to existing structures within existing residential neighborhoods.

(Prior code § 1816 (part))

In addition to satisfying the pertinent requirements of the specific residential district, the following design criteria and review processes are established to protect and maintain the established character of all residential neighborhoods in the city.

(Prior code § 1816 (part))

To maintain neighborhood compatibility, residential construction proposals shall address the following objectives:

A.

Natural Amenities. Improvements to residential property shall respect and preserve to the greatest extent possible, existing topography, landscaping and natural features.

B.

Neighborhood Character. Proposals shall be compatible with the existing neighborhood character in terms of the following:

1.

Scale of development of surrounding residences;

2.

Architectural style and material.

C.

Scale. While many elements can contribute to the scale of a residential structure, designs should minimize the appearance of overbuilt property to both public and private view. The square footage of the residence and the total amount of lot coverage should reflect the rural character of the city, and the respective neighborhood.

D.

Style. Proposals shall address the following design elements to ensure a compatible scale of development:

1.

Facade treatments shall be designed to avoid stark, unbroken exterior walls and, in general, shall be compatible with facade treatments in the neighborhood.

2.

The height of structures shall reflect the rural character of the city as well as maintain consistency with neighboring properties.

3.

Open spaces between proposed structures and subject property lines shall reduce the appearance of an overbuilt lot.

4.

Roof design shall incorporate pitches so that they are a compatible feature of the neighborhood.

5.

The apparent bulk or mass of the structure shall be consistent with surrounding properties in the neighborhood.

6.

Any appurtenances incorporated into the design plan (including, but not limited to: greenhouses, turrets, towers, chimneys, penthouses, solariums, porticos/loggias, atriums, garden walls and fences) shall be constructed so that they are compatible with the neighborhood.

E.

Privacy. Proposals shall preserve the open space and rural character of the surrounding neighborhood. Designs shall respect the existing privacy of surrounding properties by maintaining an adequate amount of separation between the proposed structure(s) and adjacent property lines. In addition, the design of balconies, decks and windows should also respect the existing privacy of surrounding properties.

F.

Landscaping. Designs shall incorporate existing and additional landscaping to ensure compatibility with the surrounding neighborhood. Landscaping shall not be used to create hedges in front yard areas nor diminish the open, spacious character of a neighborhood.

G.

Views. Designs should respect a neighbor's existing view(s) as required by the view protection ordinance (Chapter 17.54 of this code).

(Prior code § 1816 (a))

The following requirements shall apply to all proposals for both construction and modification to existing structures for all residential properties:

A.

Initial Review. Following the submittal of a proposal, the planning director shall review all requests for zone clearance. Approval shall be based on meeting the requirements of the objectives stated in Section 17.62.030, and the additional requirements of this title.

B.

Notice. If the planning director determines that certain properties may be affected by a proposal, the director shall require that owners of the affected properties be notified by mail, ten days prior to the decision of the director when the director determines the proposal is significant to warrant such notification.

C.

Approval Process. If the planning director does not determine that the objectives stated in Section 17.62.030 are met, the applicant may propose mitigating factors to the planning director. Once the director determines the objectives are met, he shall render a written decision of approval. Notice of the decision shall be mailed to any party requesting such notice and any party previously given notice by the director under subsection B of this section.

D.

Appeal to Planning Commission. Any aggrieved party shall have the right to appeal the planning director's decision to the planning commission within twenty days of the director's written decision. The planning commission will then hold a public hearing. Notice of the hearing shall be mailed in accordance with the public hearing notification provisions of Section 17.66.050.

E.

Powers and Duties of the Planning Commission. The planning commission shall hear and review all appropriate testimony regarding compliance with the neighborhood compatibility ordinance. The planning commission may require any necessary design modifications to ensure that the proposal reflects the objectives of the ordinance.

F.

Appeal of Planning Commission Decision. Any aggrieved party or the city council, on its own motion, may appeal the planning commission's decision to the city council within twenty days after the commission renders the decision.

(Prior code § 1816 (b))