To encourage site and structural development which exemplify the best professional design practices;

To enhance the residential and business property values within the City and in neighborhoods surrounding new development;

To develop property in a manner which respects the physical and environmental characteristics of each site;

To minimize stress from poorly designed development which can create physical and psychological conditions affecting the health, safety, comfort and general welfare of the inhabitants of the City;

To ensure that each new development is designed to best comply with the intent and purpose of the zone in which the property is located and with the General Plan of the City;

To ensure that access to each property and circulation thereon are safe and convenient for pedestrians and vehicles;

Regarding all properties designated as general commercial, neighborhood commercial or office professional: Development and redevelopment shall be comprehensively designed, entitled and developed whenever it is determined by the City that the permitting of incremental construction and uses may significantly inhibit or otherwise be detrimental to fulfilling the economic and development potential of the site. Any development review permit, conditional use permit or minor conditional use permit which is not consistent with this policy shall be denied.

An application for development review is required and the Director is authorized to grant a development review permit involving the issuance of a building permit for construction or reconstruction of a structure which meets any of the criteria below. The Director may require a public hearing and City Council review based on the potential impacts to adjacent properties.

For detached single-family development, the following shall apply:

The Director must set a public hearing for any application for a development review permit for any of the following:

The requirement for approval of a development review plan may be waived by the Director if the purposes and criteria of these procedures are met by a conditional use permit. A decision on a request for waiver may be appealed as provided by the appeal procedure commencing at Section 13.04.070.

The Development Review Committee is established to be advisory to the Director.

The Development Review Committee is comprised of members of the Department, Engineering Department, Sheriff's Department, and the Fire Department. Review by the committee will consider items such as, but not limited to, circulation, street improvements, right-of-way dedication, utility easements, grading, drainage facilities, storm drain improvements, Uniform Building Code requirements, security, fire flow, emergency access, location of fire hydrants, water and sewer line connections and sizing, water pressure, streetscape and landscape standards, and setbacks and will recommend changes in any development for compliance with adopted codes and standards. They may also make recommendations to the Director on any policy issues or areas not covered by existing codes and standards.

The Director shall have the authority to prepare, and revise as required, a development review manual, to assist residents and property owners in understanding the development review procedures. The manual will establish submittal requirements and development review standards pertaining to architecture, development, signs, circulation, parking, fences, lighting, streetscape, landscaping, etc.

The placement, height, and physical characteristics of all existing and proposed buildings and structures located on the development site;

The existing vegetation to be removed or retained, and all proposed landscaping;

The location and dimensions of existing and proposed ingress and egress points, interior road and pedestrian walkways, parking and storage areas;

The existing and finished topography of the development site, including the existing natural drainage system and its proposed treatment;

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

The exterior lighting plan, which could have a visual impact on the exterior appearance of the development.

Upon acceptance of a complete application for development review, one of the following must occur:

All development proposals submitted pursuant to this section are reviewed by the Department, which shall make a recommendation for consideration by the Director.

Whenever review by an agency other than the Department is required, a copy of the application and accompanying maps and diagrams shall be forwarded to the appropriate agency. The agency shall review the application and make its recommendation to the Director.

Relationship of Building and Site to Surrounding Area. A development review plan shall be designed and developed in a manner compatible with existing and potential development in the immediate vicinity of the project site. Site planning on the perimeter shall give consideration to protection of the property from adverse surrounding influences, as well as, protection of the surrounding areas from potentially adverse influences within the development by such means as landscaping buffers, screens, site breaks, and use of compatible building colors and materials.

Relationship of Building to Site. Building designs shall include variations in rooflines and wall planes, and incorporate windows, doors, projections, recesses, arcades and/or other building details to avoid large wall surfaces.

Landscaping. The removal of significant native vegetation shall be minimized and the replacement vegetation and landscaping shall be compatible with the vegetation of the surrounding area and shall harmonize with the natural landscaping. Native and drought landscaping and plantings shall be used to the maximum extent practicable and shall screen those features listed in subsections D and E of this section and shall not obstruct significant views, either when installed or when they reach mature growth.

Roads, Pedestrian Walkways, Parking, and Storage Areas. Any development involving more than one building, or structure shall provide common access roads and pedestrian walkways. Parking and outside storage areas, where permitted, shall be screened from view, to the extent feasible by existing topography, by the placement of buildings and structures, or by landscaping and plantings. The screening shall be designed in conformance with law enforcement community policing standards, by providing view corridors into the site from adjacent streets and properties to the satisfaction of the Director. Surveillance cameras may also be required if deemed necessary for public safety.

Grading. Natural topography and scenic features of the site shall be retained and incorporated into the proposed development. Any grading or earth-moving operations in connection with the proposed development shall be planned and executed so as to blend with the existing terrain both on and adjacent to the site.

Signs. The number, size, location and design of all signs shall comply with zoning regulations and shall not detract from the visual setting of the designated area or obstruct significant views.

Lighting. Light fixtures for walks, parking areas, driveways, and other facilities shall be provided in sufficient number and at proper locations to provide illumination and clear visibility to all outdoor areas, with minimal shadows or light leaving the property. The lighting shall be stationary, directed away from adjacent properties and shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.

Additional Criteria for Commercial Developments. Buildings shall be sited and designed in a manner which visually and functionally best enhances their intended use for permitted office, retail or service commercial activities.

Additional Criteria for Multiple-Family Residential Developments.

The proposed development meets the purpose and design criteria prescribed in these procedures and other pertinent sections of the zoning ordinance and municipal code; and

The proposed development is compatible with the General Plan.

Approve the application; or

Notify the applicant of changes required for approval of the application; or

Approve the application subject to such conditions, including an expiration date, as may be deemed appropriate; or

Deny the application.