§ 9677.7. Architectural review procedure.

Except as otherwise provided in this article, no building permit shall be issued with respect to any new construction or sign on property located in any district unless an architectural review application is approved for the proposed construction in accordance with the provisions of this section. In those cases where a site plan review application is also required by this chapter, architectural review shall be combined with said application. Notwithstanding the foregoing, architectural review shall not be required for the alteration or repair of the interior only of an existing building or structure.

A.

Director's duties. The director shall review all architectural review applications and, where subject to approval of the planning commission, shall make recommendations thereon to the planning commission. The purpose of such review is to ensure that all proposed developments shall preserve or enhance the physical environment and aesthetic characteristics of the city. The director's architectural review of the following applications shall be final:

1.

Alterations and repairs to existing buildings, structures or other improvements; and

2.

New signs related to existing buildings.

All other applications for architectural review shall be subject to the approval of the planning commission.

B.

Architectural review experts. The city may hire or contract with experts to assist the director and the planning commission in their review as needed. The architectural review experts may be architects, civil engineers, landscape architects or lay persons knowledgeable in the design field. The compensation of such experts may be established by contract or by resolution adopted by the city council. The experts' role may include assisting in the preapplication process, reviewing applications, providing input on applications, working with applicants, providing input in the making of required findings, attending planning commission and council meetings, and providing input in the determination that building plans conform with approved architectural plans, all as may be desirable or necessary in the discretion of the director.

C.

Planning commission duties and responsibilities. The planning commission shall review and approve or disapprove all architectural review applications not subject to final review by the director after receiving the recommendations thereon from the director. The purpose of such review is to ensure that all proposed developments preserve or enhance the physical environment and aesthetic characteristics of the city.

D.

Preapplication process. Prior to submitting a formal application, a potential applicant may, by letter, request an informal meeting with the director. Such request shall include:

1.

A fully dimensioned site plan showing:

a.

The immediate vicinity, showing the adjoining parcels and their land use;

b.

Grading and drainage, including flow arrows, cut and fill volumes and locations;

c.

Building footprint, planted and paved areas, and setbacks all accurately dimensioned;

d.

Building elevations of all four (4) sides of all buildings to scale, without any planting;

e.

Landscape concept plan, including areas designated for trees, shrubs and groundcover;

f.

Preliminary plant list;

g.

Site photographs from all four (4) directions, taken from the property boundaries, facing into the property;

h.

For hillside property, cross-sections to scale of the entire lot, including building(s) and streets;

i.

Written description of lighting concept, sign concepts and equipment screening concept;

j.

Additional materials as required by the director.

E.

Application information required. An application for architectural review shall be submitted to the department of planning and community development and shall include the following information and materials found to be applicable to the specific project by the department:

1.

A dimensioned site plan showing:

a.

Roof plan, at one-eighth-inch scale or larger, of building(s);

b.

Location of existing trees and structures;

c.

Location and dimensions of streets, alleys and highways;

d.

Location of off-street parking and loading facilities;

e.

Location of point of entry and exit for vehicles and internal circulation patterns;

f.

Location of walls and fences;

g.

Location of exterior lighting standards;

h.

Grading and slopes, existing and proposed;

i.

Location of existing easements, drainage and utilities;

j.

Street and road improvements.

2.

Dimensioned architectural drawings including:

a.

A plan to scale;

b.

Elevations to include all sides of the proposed project (including all buildings, structures, facilities, or other improvements) indicating materials and colors, including fully colored elevations of all building sides;

c.

Perspectives, models or other suitable graphic materials at the option of the department.

3.

A schematic landscape plan, designating areas to be landscaped, landscape materials, and sprinkler systems. Said plan shall comply with the provisions of section 9658 et seq.

4.

Site photographs in all four (4) directions.

5.

Fire protection facilities and capacities.

6.

Property owner's name and address of all abutting property, as shown on the last equalized assessment roll.

7.

Sightline studies where rooftop equipment is proposed.

F.

Scope of review. An architectural review application shall be reviewed with respect to the following:

1.

Consistency with the general plan, any specific plans, and the design standards adopted by the city council;

2.

General site utilization;

3.

General architectural considerations including a review of the following:

a.

The height, bulk, and area of the building;

b.

The colors and materials to be used;

c.

The physical and architectural relationship of the proposal with existing and proposed structures;

d.

The site layout, orientation, and location of the buildings and their relationship with open areas, topography, and line of site;

e.

Height, materials, colors, and variations in boundary walls, fences or screen planting;

f.

Appropriateness of sign design and exterior lighting.

4.

General landscape considerations.

G.

Findings. An architectural review application shall be approved if all of the following findings are made:

1.

That the proposed development is consistent with the general plan, any specific plans, and any design standards adopted by the city council;

2.

That the design and location of the proposed development and its relationship to existing or proposed developments and traffic in the vicinity thereof is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of existing or proposed developments in the vicinity thereof, and that it will not create traffic hazards or congestion;

3.

That the design of the proposed development is in keeping with the character of the surrounding neighborhood is not detrimental to the harmonious, orderly, and attractive development contemplated by this ordinance and the general plan of the city;

4.

That the design of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures, and colors;

5.

That the proposed use complies with all applicable requirements of the district in which it is located and all other applicable requirements;

6.

That the overall development of the subject property is designed to ensure the protection of the public health, safety, and general welfare.

H.

Conditions. In approving an architectural review application, conditions may be imposed that are deemed necessary to implement the intent and purpose of the architectural review procedure and to protect the public health, safety and general welfare.

I.

Conformity of building permit plans to architectural review approval. Any application for a building permit subject to this section shall be reviewed by the director for a determination as to whether such application conforms to the prior architectural review approval by the director or planning commission. In order that such determination can be made, the building permit application shall incorporate the information and materials required by this section. No building permit shall be issued unless the director determines that such permit conforms with such architectural review approval.

J.

Consolidation of application. Whenever feasible, the director of planning and community development or the planning commission, as the case may be, shall consider an architectural review application for a proposed development project in connection with any other applications for discretionary permits or other land use approvals for the same project.

K.

Appeals.

1.

Any decision made by the director of community development on an architectural review application may be appealed by any interested person to the planning commission, upon the payment of the required fee, provided that such appeal is filed with the department of community development in writing, stating the grounds for appeal within fifteen (15) days of the director's decision. If such appeal is made, the planning commission may affirm, reverse or modify the director's decision in accordance with the provisions of this section.

2.

Any decision made by the planning commission on an architectural review application may be appealed by any interested person to the city council, upon payment of the required fee, provided that such appeal is filed with the department of community development in writing, stating the grounds for appeal, within fifteen (15) days of the commission's decision.

Within such fifteen-day period, the city council by majority vote may elect to review any decision made by the planning commission even if an appeal is not filed. If such appeal or election is made, the city council may affirm, reverse, or modify the commission's decision in accordance with the provisions of this section.

L.

Notices. Written notice of the decision made by the director of planning and community development, the planning commission, or the city council on an architectural review application shall be provided to the applicant and any other person who has duly filed an appeal pursuant to this section.

(Ord. No. 175, § 2, 8-22-90; Ord. No. 98-283, § 1, 6-10-98; Ord. No. 09-358, § 10, 1-18-2009)