Application shall be made by the property owner to the planning department on a form prescribed for that purpose.

The application shall be accompanied by the site plan and building elevations required to demonstrate that conditions set forth in this chapter will be complied with, together with any other necessary data.

The application shall be accompanied by a fee established by resolution of the city council.

The submitted site plan and building elevations shall meet the requirements of the design review checklist on file in the office of the city clerk.

Upon receipt of the application, city staff shall refer the application to the fire district, city engineer, police department, building department, public works, planning director and any other affected city departments or public agencies. These department or agencies are to review the project for compliance with pertinent city standards and regulations, and other input they deem appropriate. The planning staff may waive referral to departments or agencies not concerned with the particular site plan.

Upon receipt of reports from the other departments or agencies or upon expiration of the review and comment period, the planning staff shall prepare a recommendation regarding the site plan and design review permit, and whether it should be approved as submitted, approved with modifications and/or stipulations, or disapproved.

The staff recommendation shall be submitted to the community development director along with the applicant's application including site plan, building elevations, and any exhibits.

After the community development director has considered the matter it shall approve the site plan and design review permit application as submitted, or approve the application with modifications or disapprove the application. Each decision will require findings and reasons for such action, which shall be included in the approval report.

The planning staff shall notify the applicant of the community development director's decision within five working days.

In addition to the special requirements of this chapter, the community development director may impose on a site plan and design review permit such additional requirements as are necessary to safeguard the public welfare, health and safety.

The city shall require the applicant to submit a revised site plan or building elevations incorporating the imposed requirements and modifications. Such revised site plan and building elevations shall have priority over new applicants in the review process.

When a revised site plans and design review permit is approved by the community development director, the applicant shall be notified within five working days. One copy of the approved site plan and building elevations shall be filed in the city clerk's office, one copy sent to the building official, and one copy sent to the applicant.

To the discretion of the community development director, planning commission approval of the site plan and design review permit may be required (i.e., minor site plan and design review or major site plan and design review).

The development shall be compatible with the surrounding area.

The development shall be compatible with the City of Wheatland's Community Design Standards or applicable planned development design guidelines.

Landscaping shall be provided for beautifying and enhancing a property, controlling erosion, and reducing glare. Landscaping shall comply with all applicable requirements of Section 18.160.130 of this code. Landscaped areas shall be maintained in an attractive manner.

Landscaping shall be provided for beautifying and enhancing a property, controlling erosion, and reducing glare. Landscaped areas shall be maintained in an attractive manner.

Existing trees shall be preserved wherever possible and maintained in a living condition.

Building Diversity. Projects generally should provide variety in the design, size and massing of buildings. Repetitious design resulting in a monotonous similarity of appearance is to be avoided. Variety should not be contrived, but evolve from the requirements of the building, the materials and structural systems used. Design elements such as varied building setbacks, diversity in building heights, roof styles, and front entries are required. In general, the following examples would be considered "contrived" diversity, and, although not prohibited, would not be considered sufficient in and of themselves for providing variation between buildings:

Exterior Appearance and Function. Exterior of buildings should be compatible with the neighborhood and should reinforce or improve the visual character of the environment surrounding the proposed building. Generally, building colors should be subdued and should not in any way attract undue attention to the building or site.

Architectural Consistency. There should be architectural consistency between all elevations of a building, including a consistent use of colors, materials and details, joined together in an interesting and harmonious but not monotonous design. False or decorative façade treatments wherein one or more unrelated materials are placed on the building should be avoided in new buildings, but may be used to upgrade older buildings when necessary to cause the older buildings to better fit their neighborhood surroundings unless the older building is of historic significance in which case its appearance should not be altered. All elevations need not look alike, but a sense of overall architectural continuity should be achieved.

Variety of Building Materials. The range of acceptable building materials is quite broad. The history and character of Wheatland favor the use of natural appearing materials such as wood, brick, stone, or stucco treated with subdued colors. Generally, extensive use of aluminum, reflective glass, plastic, enameled panels, and similar materials should be limited. Metal buildings are permissible, but their design should reflect the inherent quality of the material.

"Trademark" Styles. The "trademark" type of building is generally undesirable and, if permitted at all, should be in commercial or industrial areas. Where permitted, such buildings should harmonize with the existing neighborhood.

Incidental Appurtenant Facilities (except energy conservation facilities). Mechanical equipment, electrical services, loading docks, storage areas, trash collection areas, and similar facilities including roofmounted heating and cooling equipment should be screened from public view. The design of such screening should be compatible with the building structure and incorporated as an integral element in the design.

Energy Conservation. All building designs should reflect energy conservation considerations. However, when energy conserving devices, such as solar heat collector panels are used, such devices should be to the extent feasible visually integrated into the design of the structure.

Items required from applicant for site plan and design review. Projects submitted for site plan and design review must be accompanied by:

An approved site plan and design review permit shall be binding upon the applicants and their successors or assignees. No building permit shall be issued for any building or structure not in accord with the approved site plan and design review site plan and building elevations. The construction, location, use, or operation of all land and structures within the site shall conform to all conditions and limitations set forth on the approved plans.

No structure, use, or other element of an approved site plan and design review permit shall be eliminated, altered, or provided in another manner unless an amendment is approved in accord with the provisions of this chapter, except that the building inspector, with the advice of planning staff and in consultation with the community development director, may approve minor changes on the site plan and design review permit that will not cause any of the following circumstances to occur:

Whenever the building official finds that any proposed construction or occupancy will not, in his or her opinion, comply with the approved site plan and design review permit he or she shall refer the question to the planning staff for their review.

The approved site plan and design review permit shall become invalid if a building permit has not been obtained within twenty-four months of the date of approval. In the event a site plan and design review permit becomes invalid, a new site plan and design review permit application shall be required to be submitted for approval in the same manner as an original application.

An action or decision of the community development director may be appealed within fifteen calendar days to the planning commission.

Staff actions regarding minor changes and proposed construction or occupancy not complying with an approved site plan or building elevations may be appealed to the planning commission within fifteen calendar days of notice being sent to the applicant.

Appeals shall be in writing on a form provided by the planning department.

Appeals shall include only those items not agreed upon by the developer and the community development director or staff as the case may be.

An action or decision of the planning commission may be appealed within fifteen calendar days to the city council.