Chapter 18.86 — Site Plan and Design Review

Sections:

• 18.86.010 – Purpose and Intent

• 18.86.020 – Applicability

• 18.86.030 – Review Authority

• 18.86.040 – Application Filing, Processing, and Review

• 18.86.050 – Findings and Decision

• 18.86.060 – Discretionary Action by Higher Review Authority

• 18.86.070 – Issuance of Other Required Permits and Approvals

• 18.86.080 – Minor Changes by Director

• 18.86.090 – Post Decision Procedures

• A. Purpose. The purpose of this chapter is to provide a process for the appropriate review of development projects by the applicable Review Authority

• B. Intent. The intent of this chapter is to ensure all approved projects :

  1. Promote the orderly development of the City in compliance with the goals, objectives, and policies of the General Plan, any applicable specific plan, the applicable standards specified in the Development Code, and any applicable design guidelines;

  2. Respect the physical and environmental characteristics of the site;

  3. Ensure safe and convenient access and circulation for pedestrians and vehicles;

  4. Exemplify high-quality design practices;

  5. Encourage the maintenance of a distinct neighborhood and/or community identity; and

  6. Minimize or eliminate negative or undesirable visual impacts.

• A. Site Plan and Design Review Required. No one shall construct any structure or site improvement, or alter, move, rebuild, relocate, or significantly enlarge or modify any existing structure or site improvement specified in Table 7-2 unless a Site Plan and Design Review application is first reviewed and approved or conditionally approved by the applicable Review Authority in compliance with this chapter.

• B. Compliance with Chapter Required. No building or grading permit shall be issued until the applicable requirements of this chapter have been met.

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• A. Applicable Review Authority. The Review Authority for Site Plan and Design Review shall be as specified in Table 7-1.

  1. Director Review. The Director may consider and act on projects without a public meeting. At the discretion of the Director, proposals listed as Director review items which may have the potential to be incompatible with or have an adverse effect on existing and surrounding property may be elevated to the level of Commission review.

  2. Commission Review. The Commission shall consider and act on projects at a scheduled Commission meeting. The Commission shall also act as the Review Authority for appeals of the Director’s decisions.

  3. Council Review. The Council shall consider and act on projects at a scheduled Council meeting. The Council shall also act as the Review Authority for appeals of the Commission’s decisions.

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Notes:

1. "Decision" means the Review Authority makes the final decision on the matter; "Appeal" means the Review Authority may consider and decide upon appeals of the decision of a lower Review Authority; “Recommend” means the Review Authority provides preliminary review and forwards input to the higher Review Authority for consideration.

2. The Review Authority may defer action and refer the request to the higher Review Authority for the final decision.

3. All decisions of the Commission are appealable to the Council.

• B. Determination of Review Authority by Director. The applicable Review Authority for items not listed in Table 7-2 shall be determined by the Director.

• A. Application Filing. All projects requiring an application for a Site Plan and Design Review shall be filed and processed in compliance with standard application processing procedures. It is the responsibility of the applicant to provide evidence to support the required findings.

• B. Review with Other Land Use Applications. If the project for which the request for Site Plan and Design Review is being made also requires some other discretionary approval, the applicant shall file the information required together for concurrent review with the application for discretionary approval.

C.

Application Review.

1. Each application for Site Plan and Design Review shall be reviewed to ensure the application is consistent with the purpose of this chapter, applicable development standards and regulations, and any adopted design guidelines and policies which may apply. Upon receipt of a complete application, the applicable Review Authority shall review the design, location, site plan configuration, and the effect of the proposed development on surrounding development by comparing the project plans to established development standards, regulations, and applicable design guidelines/ policies.

2. Written notice shall be sent to the applicant before consideration of the application by the applicable Review Authority.

3. After the application has been deemed complete, the Review Authority shall either approve or deny the application and, if approved, may impose conditions deemed reasonable and necessary to protect the public health, safety and general welfare and ensure compliance with this chapter and various regulations of the City.

• D. Standards of Review. When reviewing development plans subject to Site Plan and Design Review, the following criteria, as well as the General Plan and any applicable Specific Plan in addition to other principles of good design, shall be considered as part of the review:

  1. Compatibility. Compatibility shall be ensured and determined by use of the following criteria:

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• a. The arrangement, design, location, and size of all structures should be visually harmonious with the project site and with the surrounding sites and structures.

• b. New development, alteration, and/or enlargement of existing development should enhance and improve the appearance of the project’s vicinity and be compatible with the character and quality of surrounding development.

• c. The proposed development should protect the development site as well as surrounding properties from noise, odor, vibration, and other impacts that may have an adverse impact.

• d. The height and bulk of proposed structures on the site should be in scale with the height and bulk of structures on surrounding sites, and should not visually dominate their sites or call undue attention.

• e. The location and configuration of structures should minimize interference with the privacy and views of occupants of surrounding structures.

2. Architectural Design and Detail. Architectural design and detail shall be provided in all proposed development and shall be evaluated by use of the following criteria:

   • a. Every effort should be given to design new structures in keeping with a recognized and established architectural style utilizing massing, materials, details, and similar elements of that style.

   • b. Elements of good urban design and architecture should be implemented in all projects including, but not limited to building articulation, building colors, fenestration, massing, materials, and other architectural elements.

   • c. Where no consistent architectural style or pattern is present, building design and massing should be used to complement existing development.

   • d.

   • Architectural treatment of all structures should be visually coordinated.

• e. Long, plain building walls should be avoided by incorporating building articulation (e.g., arcades, decks, material variation, porches, public art, roofline variation, varied setbacks, and windows) and other similar methods.

• f. Garish, inharmonious, or out-of-character colors should not be used on any structure, face, or roof visible from the street or from an adjoining site.

• g. Roof-mounted equipment shall be fully screened. Acceptable methods of screening may include parapet walls or some other creative manner as an architectural solution. Individual equipment screens may only be used for structures after all other methods of screening have been explored.

• h. Rooflines on a structure should create design interest and be compatible throughout the structure and with existing structures and surrounding development.

• i. The design of the structures, driveways, landscaping, lighting, loading facilities, parking areas, signs, solar facilities, and other features should show proper consideration for the functional aspects of the site (e.g., vehicle, pedestrian, and bicycle circulation) and the visual effect of the development on surrounding development.

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• j. Amenities and other design features should be provided on larger development projects.

• k. Green building practices should be used whenever feasible.

• l. Electrical rooms with switchgear and similar items should be located within an electrical room and integrated into the structure’s footprint.

• m. Interior roof access shall be used. Exterior roof ladders are prohibited.

3. Landscape, Lighting, Parking, Signs, and Other Design Details. Landscaping, lighting, parking, signs, and other design details shall be provided in all proposed development and shall be determined by use of the following criteria:

   • a. Equipment and Utilities.

     • (1) Utility boxes and other similar equipment should be located where they are well screened from public view.

• (2) Mechanical equipment on the site shall be appropriately screened from public view.

  - (3) When possible, all utilities should be installed underground. 
  

  • b. Fences/Walls.

    • (1) Fencing, walls, solid waste enclosures, and accessory structures should be harmonious with the principal structure and other structures on the site.

    • (2) Retaining walls that are visible from public views should be limited in height, whenever possible. Decorative block or formed concrete should be used for all retaining walls. When taller retaining walls are necessary, they should be designed to reduce visual impact.

    • (3) Barbed wire fences are expressly prohibited.

  • c.

Landscaping.

• (1) Landscaping should be designed in a way as to accent the property. Special effort should be given to colorful, creative, and varied planting designs that use native and native-compatible species that provide visual interest and water efficiency.

• (2) Attention shall be given to selecting parking lot trees that provide the maximum amount of shade.

• (3) When mature trees are present on a site, every effort should be made to assess the value of the trees and, if reasonable, the trees should be incorporated into the proposed landscape plans.

• (4) Pedestrian paths should be incorporated into site design to provide access and visual interest and to provide the most effective pedestrian access to structures.

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• (5) Decorative hardscape should be integrated into project areas to provide visual interest.

• (6) In the parking and driveway areas, decorative hardscape should be used at driveway access points and nodes in the parking area.

• (7) In pedestrian areas, decorative hardscape should be used near entries, within patio areas, and at other focal points in the project.

• (8) All landscaping shall conform to the provisions related to landscaping and trees.

• d. Lighting.

  • (1) Lighting shall be located so as to avoid glare and to reflect the light away from adjoining property and rights-of-way while recognizing the importance of security.

  • (2) Wall-mounted lighting fixtures should be decorative and be compatible with the architectural style of the structure(s). Wall packs and fixtures that spread uncontrolled light shall be prohibited.

  • (3) Pole-mounted lighting should be of an appropriate scale to complement the structure that it serves. Wherever possible, decorative poles and fixtures should be used.

  • (4) All outdoor lighting shall conform to the provisions related to outdoor lighting.

• e.

Parking.

• (1) Parking and loading facilities should function efficiently with minimum obstruction of traffic on surrounding streets while facilitating on-site circulation

• (2) Wherever possible, driveway access to parking areas should have as shallow of a slope as possible to provide proper drainage and facilitate ease of access.

• (3) All parking and loading facilities shall conform to the provisions related to off-street parking and loading, including back-up space.

• f. Signs.

  • (1) Signs should be creatively designed so as to improve the aesthetic aspects of the development as well as identify a business or location.

  • (2) With a focus on graphic design, signs shall be clearly readable and shall utilize materials, textures, colors, and illumination that complement the structure and site design.

  • (3) During project design and review, consideration should also be given to the location and size of signs to ensure visual compatibility and vehicular and pedestrian safety.

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• (4) For ground-mounted signs, landscape shall be incorporated with plans for the signs.

• (5) All signs shall conform to the provisions signs.

• E. On-site Inspection. The Director may perform an on-site inspection of the subject parcel before confirming the project complies with all of the applicable criteria and provisions.

F.

Public Hearing and Notice Provisions.

1. Public Notice and Hearing Requirements. When a public notice and hearing is required, notice of the hearing shall be given and the hearing shall be conducted as set forth in the provisions related to public notices and hearing. Public notice and hearing requirements for Site Plan and Design Review applications are as follows:

   • a. Review by Director. No public notice or hearing shall be required for the Director’s review, except when the Site Plan and Design Review application is accompanied by a companion quasi-judicial or legislative matter which would otherwise require a public hearing.

   • b. Review by Commission. Public notice and hearing is required for review by the Commission of all projects listed in Table 7-2 for which the Commission is the Review Authority.

2. Specific Applications. Public notice and hearing requirements for specified Site Plan and Design Review applications are as follows:

   • a. For all single-family new construction structures or single-family second-story additions, notice shall be provided to all abutting residential property owners (i.e., properties located immediately adjacent to or across the street from the subject site) before the initial decision.

   • b. For all non-single-family new construction structures or additions exceeding 500 square feet and when adjacent to a residential zone, notice shall be provided to all abutting residential property owners (i.e., properties located immediately adjacent to or across the street from the subject site) before the initial decision.

• G. Appeal Provisions. The Review Authority’s decision may be appealed

• A. Meets Requirements. The Review Authority shall determine whether or not the application meets requirements.

B. Review Authority’s Action.

The application shall be considered in a timely manner as required by the Government Code after it is deemed complete. An application for a Site Plan and Design Review may be approved, conditionally approved, or denied by the Review Authority. In approving a Site Plan and Design Review application, the Review Authority may impose conditions deemed reasonable and necessary to ensure that the approval is in compliance with the required findings.

• C. Required Findings. The Review Authority may approve a Site Plan and Design Review application only after first making all of the following findings.

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1. The proposed development is consistent with the General Plan and any applicable specific plan and is in compliance with all applicable provisions of the Development Code and all other City ordinances and regulations;

2. The proposed development is to be constructed on a suitable site, adequate in shape, size, topography, and other circumstances to accommodate the proposed development;

3. The proposed development complies with the applicable standards of review; and

4. The proposed development is designed and arranged to provide adequate consideration to ensure the public health, safety, and general welfare, and to prevent adverse effects on neighboring property.

If the application is filed concurrently with another discretionary land use application, the decision to approve or deny the Site Plan and Design Review shall be made by the authority responsible for reviewing the other discretionary land use application, in compliance with the applicable review procedure for the discretionary review

• A. Permits for Grading, Structures, and Uses. Upon approval or conditional approval of a new or revised Site Plan and Design Review, permits may be issued for grading, structures, and uses, unless another provision of this code imposes additional limitations or requirements.

• B. Compliance with Site Plan and Design Review. Grading shall not be commenced and no structure shall be altered, enlarged, erected, moved, or rebuilt subject to the provisions of this chapter, except in compliance with the approved Site Plan and Design Review and the conditions imposed.

• C. Determination by Director. Compliance shall be determined by the Director, or in the case of disagreement with the applicant, by the applicable Review Authority.

• D. Expiration. Construction of improvements permitted by a Site Plan and Design Review approval shall be “exercised” or commenced within 24 months of the actual date of approval.

• E. Extension. Upon receiving a written request filed at least 30 days before the expiration of any approved time period, the Director may grant an extension for a period not exceeding 12 additional months; provided, it is determined there has been no subsequent change in the findings, conditions of approval, and applicable regulations governing the approval.

Minor changes in a Site Plan and Design Review which do not involve an increase in structure area or height, an increase in the number of dwelling units, or an intensity of use may be approved by the Director.

The procedures and requirements related to permit implementation and to appeals and revocation apply following the decision on a Site Plan and Design Review application.

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