Willows City Zoning Code

All new buildings, structures and other physical improvements and any relocation or exterior addition, extension, or change of or to existing buildings, structures and other physical improvements shall be subject to design review, whether or not a building permit is required, unless exempted therefrom in WMC § 18.141.040.

"Physical improvements" as used herein may include, but are not limited to, the following:

Single-family dwellings and duplexes when sited on individual lots with frontage on a public street and not otherwise listed under WMC § 18.141.030(2).

Exterior repainting and refinishing when colors are from the approved earthtone-woodtone list and there is no change in the exterior material.

Improvements to single existing buildings and structures (not a part of a building complex) which are not visible from outside the lot.

Signs except when submitted simultaneously with plans listed in WMC18.141.030(1).

Work which has been determined by the building official to be minor or incidental with the intent and objectives of this chapter.

Ordinary Maintenance. This includes the repair and replacement in similar or less quantity of existing utility distribution facilities and poles but does not permit the use of additional poles for extension of service.

All plans shall be drawn to scale and accurately dimensioned unless substitute media are acceptable to the staff.

The listed items of information may be submitted on separate sheets or combined in such a manner as will facilitate clarity of interpretation and presentation.

The applicant shall submit the information listed in this section. The building official may require that additional information be submitted or may waive the submission of listed information.

Proposed and Existing Features. Plans showing proposed and existing physical improvements and features shall show the following unless not relevant:

Competent Design. Development has been designed by and bears the signature of a person who under the building code has been designated as legally competent to submit such development proposal. The overall design may be directed towards buildings of any architectural characteristic. However, there must be a consistent organization of materials and openings, and a harmonious relationship of major elements; and decorative parts must relate to the character of the design.

Relationship Between Structures Within the Development and Between Structures and Site. There shall be a harmonious and pleasing relationship between the various structures of the development on the site and between the structures and the site itself. The proposed structures should be designed to fit the site and not vice versa.

Relationship Between Development and Neighborhood. Proposed structures and site development shall be related harmoniously and have good space and relationship to the terrain and to existing structures and development in the vicinity. The design shall show that due regard has been given to orientation of structures to streets, climatic considerations, and especially, the creation and utilization of open space. Overdevelopment of the site shall be avoided.

Materials and Colors Used. Soft and muted colors in the earthtone and woodtone range and natural materials are preferred and generally should predominate. Other colors and materials may be accepted if the applicant can demonstrate that they are appropriate to the style, are appropriate accent colors, and are harmonious with the site or compatible with the character of the neighborhood.

Wall, fences or screening shall be employed in a skillful manner and in harmony with the design of the development to conceal and to screen parking and loading areas, garbage and refuse collection areas and mechanical equipment from public view from adjoining streets, from persons residing on or working in the development, or from persons residing or working in the neighborhood.

Surface Water Drainage. Special attention shall be given to proper site surface drainage. Stormwaters shall be removed and carried away in an adequate drainage system. Surface water and all paved areas shall be collected at intervals so that it will not obstruct the flow of vehicles or pedestrian traffic and will not create puddles on the paved areas.

Drives, Parking and Circulation. With respect to vehicular, bicycle and pedestrian circulation (including walkways, interior drives and parking) special attention shall be given to location and number of access points to the public streets, open space areas, general interior circulation, separation of pedestrian from vehicular traffic and arrangement of parking areas that are safe and convenient insofar as practical. Such facilities should not detract from the design of the proposed buildings and structures or from adjoining or neighboring properties. The effect of the development on adjoining sites and properties must be considered and the loading capacities of adjoining streets must also be considered.

Utility Service. Utility connections shall be installed underground. Proposed method of sanitary sewage disposal for all buildings shall be indicated. Adequate garbage and refuse collection areas shall be mandatory and designed to prevent scatter and located in areas convenient both to users and to persons who make collections and be of sufficient size and properly screened. There shall be adequate ingress and egress to all utilities.

Signs, when submitted as part of the development, shall be so designed as to be skillfully integrated into the development and not detract from the overall appearance of the project or of surrounding areas or developments.

Exterior Lighting. Light sources shall not create a glare or hazard on adjoining streets or be annoying to adjacent properties or residential areas. The location of lights and electric conduits in the landscaped areas shall be coordinated with the landscaping and irrigation plans.

Landscaping shall be well designed with appropriate variations and shall be included as an integral enhancement of the site and, where needed, for screening purposes. Plant materials shall be suitable for the functions to be served. Irrigation systems may be required, and their location shall be coordinated with the plans for the location of plants. All landscaping shall be maintained in good condition and any dead or dying plants, bushes, or trees shall be replaced with new healthy stock of a size compatible with the remainder of the growth at the time of replacement.

Temporary visual and air pollution resulting from construction shall be minimized through retention of natural vegetation, rock formations and topography until applicant is prepared, once he starts grading, to continue immediately with the construction applied for through to completion as one continuous process. The period of construction shall be of duration reasonable to the size and complexity of the development. During grading, dust prevention must be emphasized to avoid unnecessary annoyance to persons living or working in the area.

Any or all of the above criteria may be waived by the planning commission in developments showing exceptional design merit, which carry out the objectives of this chapter and which are consistent with the general plan.

Consistency with Design Guidelines. A proposed development shall be consistent with the city's design guidelines as applied to the project through the design review process. The historic downtown and wood street design guidelines, the single-family residential and multifamily residential design guidelines, shall be utilized for proposals brought before the architectural design review board.

Development is subject to public works standards per WMC § 17.55.280, § 17.55.290 and § 17.55.300.

An application for design review may be approved, approved with modifications, conditionally approved or disapproved.

The city may require the applicant contract with the city to complete the development proposed in accordance with the design review approval given, and also may require the posting of a bond to guarantee performance, which shall be in such amount as the city may fix.

An approved application and all other related and approved maps, drawings, and other supporting materials constituting a part of the approved applications shall be so endorsed by the city manager or his/her designee.

The city shall review construction drawings, final plans, and other similar documents for compliance with the approved design review, and conditions attached thereto, or any approved or required modifications thereof. The city shall when performing building inspections on the site also inspect for compliance with design review requirements.

In addition to any other fines, penalties or enforcement provisions set forth in this code, failure to comply in any respect with an approved design review application shall constitute grounds for the immediate stoppage of the work involved in said noncompliance.

An occupancy permit shall not be issued in part or whole for any building or group of buildings subject to design review unless and until the work specified in the design review approval has been completed, including landscaping. If for any valid reason full compliance cannot be made, a cash bond shall be posted for the work to be completed within a reasonable period of time as determined by the city manager or his/her designee.

When demolition or removal of any existing structure is a part of design review approval, said demolition or removal shall be completed and all debris removed from the site within 90 days of design review approval, or the entire design review permit shall be deemed to have expired for cause as of midnight on the ninetieth day unless the city manager or his/her designee shall grant an extension of time for such work.

Design review permits shall expire in one year unless a different expiration date or unlimited expiration is stipulated at the time of approval. Prior to the expiration of a design review approval, the applicant may apply to the city manager or his/her designee for an extension of not more than one year from the original date of expiration. The city manager or his/her designee shall grant the extension and may make minor modifications of the approved design at the time of extension, if he finds that there has been no substantial change in the factual circumstances surrounding the originally approved design. Any further extension beyond one year shall require planning commission approval.