Waterford City Zoning Code
CHAPTER 17
52 ARCHITECTURAL AND DESIGN REVIEW PROCEDURES
§ 17.52.010 Intent.
It is the intent of this chapter to provide a method for reviewing architectural and site plan review applications as required in this title. This review requirement allows special appraisal of a project to determine if the uses have the potential to adversely affect other land uses, public safety transportation or facilities in the vicinity. The review of the application may result in conditions of approval necessary to eliminate or reduce to an acceptable level any potential adverse effects of a use.
(Ord. 2011-02 §1)
§ 17.52.020 Applicability.
The regulations in this section shall apply in all zoning districts wherein architectural and site plan review is specified and shall be subject to the provisions of this title.
(Ord. 2011-02 §1)
§ 17.52.030 Design review committee.
A design review committee, consisting of the planning director, public works director, a representative of the building department, police department and city manager, is created to carry out the duties hereinafter specified. All offices may choose to send a designee in their absence. The design review committee shall also serve as the environmental review committee to perform the required environmental impact assessment under the applicable provisions of city policy and the California Environmental Quality Act of 1970.
(Ord. 2011-02 §1)
§ 17.52.040 Review authority-Powers and duties.
All architectural and site plan review applications shall be submitted in the format required by the planning department. The planning department shall, upon receipt of a complete application, consult the design review committee to complete the following tasks:
A.
The required environmental impact assessment under the applicable provisions of city policy as adopted by resolution pursuant to the California Environmental Quality Act, as amended.
B.
To review the architectural and site plan for conformity with this title and the adopted design review standards. The design review committee may grant variations from the design standards whenever it is determined that the design standards impose a physical hardship which cannot be reasonably met. However, said variations shall not abridge any minimum standard or regulation imposed by the chapter.
(Ord. 2011-02 §1)
§ 17.52.050 Application.
The applicant shall submit the following information to the planning department. Specific information may be omitted and added at the discretion of the planning department.
A.
Application form as required by the planning department.
B.
A fee as determined and set by resolution of the city council of the city of Waterford, amended from time to time.
C.
Location map indicating the subject parcel(s) and adjacent streets. This should include a reproduced county assessor's parcel map showing project parcel and a three-hundred-foot boundary drawn from the perimeter of the project. The location map must show land uses within one hundred fifty feet of the project site boundaries.
D.
Written statement describing the project in detail and the reasons for the project, including the city's potential benefits and costs.
E.
Site photographs clearly showing the view of, and from, the project.
F.
8.5 x 11-inch black and white reduction of each plan to be submitted.
G.
Site plan to include the following information:
1.
Name, address of recorded owner and name/firm preparing map, assessor's parcel number, parcel dimensions and area in acres or square footage.
2.
Legal Boundaries, Rights-of-Way, Trails, Paths, Utility Poles and the Like. Show location and size of all public and private utilities.
3.
Topography. Show faults, flood zones and other areas susceptible to natural hazards, along with site slope.
4.
Grading. Preliminary grading plans clearly showing existing and proposed contours indicate building pad and finished elevations and retaining walls.
5.
Streets and Lots. Proposed street layout and lot design, off-street parking and loading areas.
6.
Public Areas. Schools, trails, parks, etc.
7.
Land Use. Show proposed land uses, including their general location and height of existing structure and trees within fifty feet of the property lines.
8.
Buildings. Include building outside dimensions, height, location and use. Delineate each residential unit or commercial shop and indicate unit type and size. Show trash enclosures, storage building and the like. Indicate setbacks and distance between buildings.
9.
Features. Building appurtenances and features, including balconies, decks, stairs and roof lines shown.
10.
Phasing. Show potential phasing limits of project. A statement should be submitted that provides the manner and phasing of the installation and maintenance of parking, lighting, landscaping, private grounds, streets, utilities and open space.
11.
Coverage. Tabulate the building, landscaping, open space and paving coverage.
H.
Landscaping Plan. A preliminary landscaping plan shall be submitted showing major landscape structures such as fences, walls, walks, pools, land trellises with dimensions, paving material designations and proposed planting plan. Approval of a preliminary landscaping plan will be subject to submittal of a final landscaping and automatic irrigation plan to be checked for conformance proper to issuance of a building permit.
I.
Building Elevations. Show all elevations with materials, colors and dimensions specified. A materials list and color palette board shall accompany the application. Show all lights and features such as storage spaces, mailboxes, air conditioning units, transformers and utility meters.
J.
Floor Plans. Show all exterior doors and windows, stairways, mechanical rooms and shared hallways.
K.
Signs. Submit the following information:
1.
Site plan showing the fully dimensioned location of all freestanding and wall signs. Include the length of all building frontage(s) onto public right-of-way.
2.
Fully dimensioned elevations showing sizes and locations of existing and proposed wall signs.
3.
Detailed drawings of all proposed signs indicating the type of lettering, color scheme, cabinet colors and material specifications.
4.
Inventory of all signs showing the sign type, description, size, height above finished grade and area of each sign in square feet.
L.
Cross-sections shall be submitted through the major axis of the project extending to the curb line on street sides and ten feet onto adjacent properties. Provide typical building sections showing wall, eave and façade.
(Ord. 2011-02 §1)
§ 17.52.060 Application evaluation and findings.
The design review committee shall evaluate the architectural and site plan review application to establish whether or not the following findings, and such other findings that may be specified by state law, can be determined, based on the evidence and testimony presented, that:
A.
The proposed use is consistent with the general plan, is consistent with the intent and goals of the Waterford design guidelines and any applicable specific plans adopted by the city.
B.
The design or improvements of the proposed use is consistent with the general plan, is consistent with the intent and goals of the Waterford design guidelines and any applicable specific plans adopted by the city.
C.
The site is physically suitable for the type, density and intensity of the proposed use.
D.
The design or improvements of the proposed use are not likely to cause substantial environmental damage or substantially and unavoidably injure fish or wildlife or their habitat.
E.
The design of the proposed use is not likely to cause public health problems.
(Ord. 2011-02 §1)
§ 17.52.070 Design review committee action.
The design review committee shall recommend approval or conditional approval of an architectural and site plan review application to the planning commission. In recommending conditional approval of an application, the committee may recommend requirements and conditions with respect to location and design as determined to be necessary to obtain conformity with this chapter and the adopted design standards. Upon design review committee recommendation for denial, the planning commission shall review the site plan and said recommendation for denial at its next regularly scheduled meeting.
(Ord. 2011-02 §1; Ord. 2016-05 §1)
§ 17.52.080 Design review along Highway 132 (Yosemite Boulevard) and "F" Street (Oakdale-Waterford Highway).
It is the city of Waterford's intent to preserve and enhance the key travel corridors through the city. In the achievement of this purpose, development along the Highway 132 (Yosemite Boulevard) and "F" Street (Oakdale-Waterford Highway) corridors through the city shall be subject to specific standards of review as follows:
A.
The Highway 132 (Yosemite Boulevard) and "F" Street (Oakdale-Waterford Highway) corridors, within the city of Waterford shall be designated as special design review (SDR) areas and subject to special standards of architectural and site plan review.
B.
Within an SDR, the storage of vehicles shall only be permitted behind screened outdoor storage areas or within structures outside of the view corridors of vehicles traveling along these roadways.
C.
There shall be no outdoor storage or display of used equipment, secondhand goods, boats, watercraft, junk or other used materials except new equipment or goods sold within a retail business unless stored within a structure or an enclosed area outside of the view corridors of vehicles traveling along these roadways.
D.
Uses such as automotive, boat/watercraft, motorcycle or other equipment repair shops are not permitted to locate, develop or maintain their business in such a manner as to distract from the visual or aesthetic quality of the neighborhood within which it is located.
E.
Contractor's yards, equipment rental, storage facilities and similar businesses located within an SDR shall be planned and designed in such a manner that all storage and equipment parking is located outside the view corridor of the SDR area of concern.
(Ord. 2011-02 §1)
§ 17.52.090 Design review along the Tuolumne River corridor.
A.
It is the city of Waterford's intent to preserve and enhance the view corridor along the Tuolumne River as it passes through the city of Waterford through the application of specific standards of review as follows:
1.
The Tuolumne River corridor, within the city of Waterford shall be designated as special design review (SDR) area and subject to special standards of architectural and site plan review.
2.
Within an SDR, the storage of vehicles shall only be permitted behind screened outdoor storage areas or within structures outside of the view the river corridor of vehicles traveling along the river and the adjoining River Parkway.
3.
There shall be no outdoor storage or display of used equipment, secondhand goods, boats, watercraft, junk or other used materials unless stored within a structure or an enclosed area outside of the view the river corridor of vehicles traveling along the river and the adjoining River Parkway.
4.
Parking areas, roadways and buildings proposed to be located within, or adjacent to, the Tuolumne River corridor shall be landscaped in such a fashion as to complement the natural setting along this important resource area.
5.
In the review of all site plans the architectural review committee shall consider the impact of the proposal on the view corridor along the Tuolumne River.
B.
The architectural design review committee shall not approve any site plan that proposes development that is not consistent with the intent and purpose of this chapter.
C.
Within the SDR outside building materials shall be limited to wood, stucco, stone, or similar materials. No building or structure shall have a metal finish unless such finish simulates wood, stucco or stone.
(Ord. 2011-02 §1)
§ 17.52.100 Implementation of crime prevention through environmental design (CPTED) standards.
A.
Review projects for conformance with and implementation of CPTED design strategies.
1.
"Natural surveillance" is a design strategy that is directed at keeping intruders under observation.
2.
"Natural access control" is a design strategy that is directed at decreasing crime opportunity. The primary thrust of an access control strategy is to deny access to a crime target and to create a perception of risk in offenders.
3.
"Territorial reinforcement" is an "umbrella" design strategy that realizes that physical design can create or extend a sphere of influence so that users of a property develop a sense of proprietorship over it. Territorial strategies will often embody natural surveillance and natural access control strategies.
B.
Natural Surveillance Design Standard.
1.
Design space to facilitate observation by increasing "visual permeability" i.e. the ability to see what is ahead and around. Measure the need for privacy and/or limited sightlines against the need for personal safety.
2.
Is this level responsive to the needs for observation? Place vulnerable activities, such as cash handling/child care and others, in places that can be naturally well-monitored. Develop potential for "eyes on the street" by strategically aligning windows, work stations and other activity generators towards these areas of "vulnerable activity."
3.
Has the need for observation been carried consistently throughout the project? Take special care to ensure that each phase of the project enhances and complements natural surveillance opportunities created in the design phase. This is particularly critical with respect to the landscaping and lighting phases. As an example, multifamily houses can be strategically designed and placed to maximize observation to the entrance of the streets and the neighboring homes.
C.
Natural Access Control Design Standard.
1.
Does the design decrease criminal opportunity by effectively guiding and influencing movement? Provide for "eyes on the street" through the strategic placement of entrances, windows, etc. Direct normal access to observable areas and prevent access to unobservable areas. Design space to provide people with a sense of direction while giving them some natural indication as to where they are and are not allowed.
2.
Will safety be compromised by limiting access? Provide a limited number of access routes while allowing users some flexibility in movement.
3.
Does the design develop natural access control opportunities without considering their impact on natural surveillance? Take special care to ensure that natural access control opportunities enhance and complement natural surveillance objectives. As an example, multiple entrances into this parking lot can be replaced by a single, well observed entrance that includes a fence and control gate.
D.
Territorial Reinforcement Design Standard.
1.
Does the design act as a catalyst for natural surveillance and access control opportunities? Enhance the feeling of legitimate ownership by reinforcing existing natural surveillance and natural access control strategies with symbolic or psychological barriers. Accomplish this by demonstrating the transition between public, semi-public and private space so that unwanted intrusion elicits a protective response that offenders will perceive. This is often easily accomplished with the strategic use of bollards and signs.
2.
Does the design create ambiguous spaces? Minimize the creation of ambiguous spaces (a space is ambiguous when it lacks any sort of clue as to what it is for, and who it is for). Accomplish this by identifying potential "leftover spaces," for instance landscape areas. Take some positive design action to develop this space so that users of the property take responsibility for it.
3.
Will the design create heavy or unreasonable maintenance demands? Design space to allow for its continued use and intended purpose. Create durable environments that limit the need for maintenance especially where it affects natural surveillance and access control.
(Ord. 2011-02 §1)
§ 17.52.110 Appeals.
Any action taken by the committee and the planning commission in considering a site plan application may be appealed to the city council pursuant to the provisions of Chapter 17.75.
(Ord. 2011-02 §1)
§ 17.52.120 Site plan issuance.
Upon expiration of the appeal period pursuant to Chapter 17.75, or upon final action relating to an appeal if filed, the director of planning or his/her designee shall advise the applicant in writing of the determination and include any applicable requirements and conditions.
(Ord. 2011-02 §1)
§ 17.52.130 Site plan expiration.
A site plan shall become null and void if the architectural and site plan review has not been used for its intended purpose within one year from the date of the approval action. Upon written request filed by the applicant with the city prior to the expiration date, the expiration date may be extended by the planning director for an additional period of up to, but not exceeding, ninety days.
(Ord. 2011-02 §1)