6.3. DESIGN AND SITE PLAN REVIEW

6.3.1.A. General

Where a Development Plan Review is required by provisions of this Code or by the action of the Board of Supervisors, Planning Commission, Zoning Administrator, Planning Director, or Board of Zoning Appeals, the procedures in this Section shall apply. The review shall not be used to change existing Code regulations or conditions of approval by granting authorities, nor may the reviewing authority impose conditions of approval unrelated to elements reviewed pursuant to this Section.

6.3.1.B. Department Regulations

The Planning Director is authorized to issue regulations to implement the requirements of this Section. Copies of the regulations shall be made available to the public for a reasonable charge. Copies shall also be available at the Planning Department Office and the Office of the Secretary of the Planning Commission.

6.3.1.C. Waiver

[AMENDED 12-01-2017] [AMENDED 09-09-2022] [AMENDED 07-11-2024]

The Planning Director may waive the requirement for Development Plan Review, and instead require Design Review, as provided in Section 6.3.2 of this Code, subject to approval by the same hearing authority required by other provisions of this Code or by the action of the Board of Supervisors, Planning Commission, Zoning Administrator, Planning Director, or Board of Zoning Appeals.

6.3.1.D. Revisions

A revision to an approved development plan shall be accomplished in the same manner as the initial approval thereof.

6.3.2.A. General

[AMENDED 04-07-2016][AMENDED 12-01-2017][AMENDED 06-07-2018][AMENDED 07-16-2020] [AMENDED 07-11-2024][AMENDED 06-11-2026]

The Design Review Program is a program in which discretionary and non-discretionary projects are reviewed to determine a project’s compliance with the Countywide Design Guidelines.

1. Discretionary Projects: Any commercial, industrial, residential, mixed-use, institutional, or public works project, regardless of zoning district, requiring discretionary entitlement(s) or approval(s) is subject to Design Review. Please see exceptions in Section 6.3.2.A.3.

2. Non-Discretionary Projects: Non-discretionary projects are those projects not requiring discretionary entitlements or approvals including Building Permits and Sign Permits, staff level Development Plan Approvals and other non-discretionary projects reviewed by the Planning Commission and Board of Supervisors, and Improvement Plans involving the construction or reconstruction of parking lots and new use of land for commercial and industrial purposes. Any commercial, industrial, residential, mixed-use, institutional, or public works projects regardless of zoning district, requiring non-discretionary approval(s) is subject to Design Review. Please see exceptions in Section 6.3.2.A.3.

3. Exceptions: The following projects do not require Design Review.

   • a. New single-family residential and lot division requests as described in Table 6.2.

   • b. Projects requiring only a Minor Use Permit, Rezone, Community Plan Amendment, or General Plan Amendment.

   • c. Wall Signs and modifications to existing signs provided that the sign conforms to current standards for the zoning district in which it is located.

   • d. Non-discretionary projects proposing only interior improvements.

   • e. Non-discretionary projects proposing only mechanical equipment replacement where mechanical equipment is appropriately screened and no other site or landscape improvements are required pursuant the Code.

   • f. Non-discretionary projects involving improvements required to be in compliance with the American Disabilities Act except where such improvements will have a significant impact

on the site and landscape configuration and/or the building facades.

• g. All Accessory I solar facilities.

• h. Accessory II solar facilities when placed on the roof of an existing permitted building.

• i. All electric vehicle charging stations, as defined in CA GOV §65850.7.

• j. All hydrogen fueling stations, as defined and in compliance with CA GOV §65850.7. This provision shall expire on January 1, 2030 unless further extended by CA State statute.

• k. Minor expansions of mobile home parks, as provided in Section 4.4.5 and in compliance with CA GOV § 65852.8.

• l. Legislative parcel maps created through SB 9 and small lot subdivision maps created through SB 1123.

Design Review is required for Single-family residential projects and lot division requests as described in Table 6.2.

Table 6.2 Design Review for Single-Family Residential Projects or Lot Division Requests

Key:

• B: Design Review required prior to building permit submittal.

M: Design Review required with map approval.

COA: Design Review required only if condition of approval. Review is triggered prior to building permit submittal.

NR: Design Review is not required.

==> picture [516 x 205] intentionally omitted <==

----- Start of picture text -----
Residential Development and Lot Division Scenarios [1] Site Design Building and
and/or Plot Landscape Design
Plan
Residential subdivisions 20 lots or more, zoned RD-10 or M M
greater.
Residential subdivisions 20 lots or more, zoned RD-7 or less. M B
Residential subdivisions less than 20 lots, custom lot M COA [2]
subdivisions, and all other lot divisions not within a single-family
residential zoning district.
----- End of picture text -----

Residential Development and Lot Division Scenarios [1]

Site Design Building and and/or Plot Landscape Design

Plan

[1] If proposed residential development or other lot division request is in coordination with a rezone, the requirements for Design Review will be determined based on the proposed zoning designation. [2] Building and landscape design proposed after a lot division within a non-single-family residential zoning district is approved, pursuant to Section 6.3.2.A, requires a Design Review regardless of Conditions of Approval.

6.3.2.B. Level of Review

[ADDED 06-07-2018]

1. Discretionary Design Review. The level of review for discretionary design review is as listed below. If a project does not match criteria as listed below see Section 6.3.2.B.3.

   • a. Tentative Parcel/ Subdivision Maps (when only entitlement)

     • i. Incidental: residential tentative parcel map (site only)

     • ii. Minor: subdivision maps (site only)

     • iii. Major: maps which require or request review of site, buildings, and landscape according to Table 6.2 and all tentative parcel maps not within a residential zoning district.

   • b. All other entitlements and discretionary approvals including a Conditional Use Permit, Variance, Development Plan Review, Special Development Permit, County facility or public works project not already subject to the Pedestrian Master Plan, or a Tentative Parcel/ Subdivision Map requiring additional entitlements.

     • i. Incidental: awnings decks, sheds, freestanding signs.

     • ii. Minor: façade improvements, minor additions to existing buildings, one single family home, and parking lots.

     • iii. Major: new construction of commercial, industrial, institutional, mixed-use, singlefamily homes two units or more and multi-family residential development OR projects involving more than one improvement outlined under ‘minor’ above.

     • iv. For cases where no physical site improvements are proposed, see Section 6.3.2.C.1.

2. Non-discretionary Design Review. The level of review for non-discretionary design review is as listed below. If a project does not match criteria as listed below see Section 6.3.2.B.3.

• a. Incidental: awnings, decks, sheds, freestanding signs.

  • b. Minor: Façade improvements, minor additions to existing buildings, one single-family home, and parking lots.

  • c. Major: New construction of commercial, industrial, institutional, mixed-use, single-family homes two units or more and multi-family residential development. OR projects involving more than one improvement outlined under ‘minor’ above.

    • i. Major + PRC. The Project Review Committee (PRC) shall conduct an initial review for all nondiscretionary projects, permitted by right in the zoning district, that meet the below thresholds. PRC shall serve in an advisory and technical guidance capacity to the approving authority.

      1. Nondiscretionary commercial projects greater than 10,000 square feet.

      2. Nondiscretionary industrial projects greater than 10,000 square feet.

      3. Nondiscretionary mixed-use projects greater than 10,000 square feet.

      4. Nondiscretionary multiple-family projects over four dwelling units.

3. When the required level of review is unclear based on the criteria of this Code, the Planning Director or designee may determine the appropriate level of review (either incidental, minor, or major) based on the scope of the project and the anticipated time and resources required to complete the review.

6.3.2.C. Waiver

[ADDED 06-07-2018]

1. The Planning Director or designee may waive the requirement for a Design Review for discretionary and non-discretionary projects. In order to make this determination, one of the following findings must be made:

   • a. The existing structure and project site are consistent with applicable use standards and development standards and the Code does not require additional site improvements and none are proposed.

   • b. The proposed improvements do not include exterior improvements. Interior improvements do not require a Design Review and the existing structure and project site are consistent with applicable use standards and development standards and the Code does not require additional site improvements and none are proposed.

   • c. The proposed project is out of public view and does not conflict with applicable use standards, development standards.

2. For discretionary projects where the Design Review is at an incidental or minor level of review, the Planning Director or designee may determine that the appropriate authority to conduct design review is the Design Review Administrator (DRA).

6.3.2.D. Purpose

The purpose of Design Review is to:

1. Create a sense of place in Sacramento County’s new growth areas, mixed-use, commercial, business, multifamily, and single-family residential districts;

2. Create a mix of uses and activities that create a healthy, social, livable, sustainable and economic environment for the diverse communities and commercial corridors in Sacramento County;

3. Create mixed-use, commercial, business, multifamily, and single-family residential districts that are designed to promote the health, safety and convenience of the pedestrian and provide active design and transportation choices that include multiple modes (walking, bicycling and transit);

4. Support the goals of the General Plan;

5. Preserve and enhance environmental quality;

6. Promote high quality design and active communities; and

7. Promote compatibility and increased connectivity between new development and surrounding development.

6.3.2.E. Appropriate Authority to Conduct Design Review

[AMENDED 04-07-2016][AMENDED 06-07-2018]

1. Design Review Administrator

For nondiscretionary projects where the Planning Director is the approving authority, the DRA shall conduct Design Review and make a determination regarding compliance with the Countywide Design Guidelines under the direction of the Planning Director. The DRA may request review by the Design Review Advisory Committee (DRAC) for their review and recommendation prior to making a determination of compliance at his or her discretion.

2. Design Review Advisory Committee

For discretionary projects, the Design Review Advisory Committee (DRAC) shall conduct design review and make findings and recommendations to the approving authority regarding compliance with the County-wide Design Guidelines. The DRAC shall not have any final authority over projects and shall serve in an advisory and technical guidance capacity to the approving authority. The Planning Director shall adopt administrative procedures for conduct of meetings of the DRAC and the referral and review process. The DRAC shall consist of the following three members: three individuals with a professional background in architecture, landscape architecture, or urban design, appointed by the Planning Director. At least one of the design professionals shall have significant and demonstrated experience in the design of retail commercial development. Each member of the DRAC shall be appointed to serve a three-year term.

3. Planning Commission and the Board of Supervisors

The Board of Supervisors, Planning Commission, Zoning Administrator, and Subdivision Review Committee shall conduct design review and make a determination of compliance with the County-wide Design Guidelines for projects where the Board of Supervisors, Planning Commission, Zoning Administrator, or the Subdivision Review Committee is the designated approving authority, either for discretionary or non-discretionary projects.

6.3.2.F. Findings and Recommendations

[AMENDED 04-07-2016]

1. Substantially complies with the County-wide Design Guidelines;

2. Would substantially comply with the County-wide Design Guidelines if modified with recommended modifications; or

3. Does not comply with the County-wide Design Guidelines and should, as consequence, not be approved.

6.3.2.G. Conflicts with Other Provisions of this Code or the SCC

[AMENDED 04- 07-2016]

To the extent that any other provision of this Code or the SCC conflicts with any provision of this Section or the County-wide Design Guidelines, the provisions of this Section or the County-wide Design Guidelines shall prevail. No separate entitlement shall be required for any aspect of the project which is not consistent with this Code or the SCC but is consistent with this Section, or the County-wide Design Guidelines. In the case of a single-family project that is consistent with provisions of this Section or the County-wide Design Guidelines, a Special Development Permit may be requested to provide greater flexibility from and alternatives to other provisions of this Code or the SCC.

6.3.2.H. Appeals

1. Nondiscretionary Projects. Any appeal of the Planning Director for which Design Review was conducted pursuant to this Section shall be heard by the Board of Zoning Appeals, notwithstanding Section 6.1.3 of this Code.

2. Discretionary Projects. Appeals shall be pursuant to Section 6.1.3 of this Code.