All the regulations pertaining to the several zones shall be subject to the provisions contained in this chapter.

No person shall erect or use any building, structure or improvement within the civic center area until a precise plan of the lot or parcel upon which the same is to be situated and the plans, elevations and exterior architectural design thereof shall have been approved by the City Council in the manner hereinafter provided, after the receipt of a report from the Planning Commission. In considering the approval the Planning Commission and City Council shall take into account the general exterior appearance, design, color, texture of surface materials and exterior construction, height, bulk, size, shape, signs, illumination and other physical characteristics. If the Planning Commission or City Council finds that the proposed site plan or the proposed plans, elevations or exterior architectural design would interfere with the orderly development in the vicinity of such public site or would substantially depreciate property values in such vicinity, the same shall be disapproved. Otherwise, the same shall be approved, or approved with conditions or disapproved in whole or in part. No building permit shall be issued for any such building, structure or improvement until the precise plan and the plans, elevations and exterior architectural design relating thereto have been approved. No certificate of occupancy shall be issued by the building inspector until all the conditions of approval have been complied with.