19.58 (Public Hearings); provided that no public hearing

interested party on or before the tenth day following public notice.

Findings and Conditions. The decision by the director shall comply with subsection E.; conditions of approval may be imposed in compliance with subsection F.

Referral to DRC. The director may defer action on a minor design review application and instead refer the matter to the DRC for major design review and decision in compliance with the following subsection D.5.

Major Design Review. Decisions on major design review applications shall comply with subsection E.; conditions of approval may be imposed in compliance with subsection F. Public notice of meetings shall be given in compliance with division 19.58 (public hearings).

Design Review of Site Plan. After the director has determined the application complete and prior to any decision on any land use permits or other city entitlements required for the project, an application for major design review shall be scheduled for a public hearing before the design review commission for a recommendation to the review authority on the project site plan.

Design Review of Building and Landscaping. After the approval of the project land use permit by the applicable review authority, the major design review application shall be scheduled for a public hearing before the design review commission for approval or disapproval of project buildings, architecture, landscaping, color and materials.

Combined Review. The review, described in subsection D.5.b., above, may be combined at the applicant's request and processed in compliance with subsection D.5.a., above; and shall be combined in cases where project requires major design review but is not required by this zoning ordinance to have another land use approval at the same time.

Design Criteria. In granting Design Review approval, the Review Authority shall impose conditions as deemed appropriate to ensure compatibility with surrounding uses, to provide good quality architectural and site design, and, to protect the public health, safety, and general welfare. Unless previously established by approval of a precise development plan, the following criteria shall be considered in reviewing an application for design review and establishing conditions for the project:

Site Design.

Height, bulk, and area of buildings and the overall mass and scale of the project in relation to the site characteristics, neighborhood, and surrounding land uses.

Site layout, buffers and setback distances and physical relationship of structures and uses on the site and to surrounding topography, natural resources, uses and structures.

Site access, including pedestrian, bicycle and equestrian access (if appropriate), parking and loading areas (including bicycle parking facilities) and on-site and off-site traffic and pedestrian circulation, access for recycling and refuse collection, loading and disposal.

Landscape elements, integrating opportunities for passive recreation facilities and outdoor use areas and adequate shading of pavement and windows.

Orientation to natural site amenities, scenic views, and protection, preservation and integration of scenic, historic and natural resources.

Integration of site into the pedestrian and traffic circulation system, including off-site improvements and opportunities for connections to adjoining streets, parks, open space, community facilities and commercial areas.

Articulation in building facades, exterior architectural design details, quality of materials, variation of textures, and harmony of colors.

Articulation in rooflines and the type and pitch of roofs and/or mechanical screening and overhangs for proper shading and solar access to windows.

Location, size and spacing of windows, doors and other openings and orientation for passive solar heating and cooling and the provision of awnings, enclosures and overhangs for entryways.

Location and orientation of windows, doorways, and outdoor use areas and the potential for heat, glare, odors, noise or other disturbance from on or off-site sources (i.e., direct sun from west exposures, outdoor lighting, food service areas, recycling and refuse areas, mechanical equipment, roadways, railroads and aircraft overflights, etc.).

Towers, chimneys, roof structures, flagpoles, radio, telecommunications and television masts/poles or other small projections

Signage including the size, type, location, material quality, durability, textures, height, color, light intensity and integration into the building and street design, and the potential for distraction of traffic and/or obstruction of other signs, accessways and sight visibility areas.

Location, design and standards of exterior illumination, including street lighting and signs.

Location of utility installations, access for maintenance and visual screening.

Location, design, visual screening and access for recycling and refuse disposal.

Use of durable quality materials and provisions for long-term maintenance including identification of responsible party and funding source for public improvements and open space areas

Findings and Decision. When acting as a decision maker, the Review Authority may approve a Design Review application only after first finding that:

The design, layout, size, architectural features and general appearance of the proposed project is consistent with the General Plan, and any applicable Specific Plan and with the development standards, design guidelines and all applicable provisions of the Municipal Code, including this Zoning Ordinance and any approved Master Plan and Precise Development Plan.

The proposed project would maintain and enhance the community's character, provide for harmonious and orderly development, and create a desirable environment for the occupants, neighbors, and visiting public.

The proposed development would not be detrimental to the public health, safety, or welfare; is not materially injurious to the properties or improvements in the vicinity; does not interfere with the use and enjoyment of neighboring existing or future developments and does not create potential traffic, pedestrian or bicycle hazards.

Post Approval Procedures. The procedures in Article 5 (Zoning Ordinance Administration) for appeals, project changes, expiration, performance guarantees, and revocation, and the procedures in Division 19.44 (Permit Implementation, Time Limits, and Extensions), shall apply after the decision on a Design Review application.

(Ord. No. 1576, § 2 (Exh. A, amd.), 10-23-2012; Ord. No. 1628, § 3(Exh. B), 11-14-2017)