Vallejo Municipal Code Ch. 16.604 Design Review

These provisions establish objectives, standards, and procedures for conducting design review through the development review application process under Chapter 16.605, Development Review. They preserve and enhance the character of Vallejo's existing neighborhoods. More specifically, to:

A. Establish regulations for an objective process that applies urban design principles to ensure that new construction supports the best of the city's architectural traditions;

B. Encourage new structures that show creativity and imagination, add distinction, interest, and variety to the community, and are environmentally sustainable;

C. Promote architectural and design excellence in new construction and discourage poor quality development;

D. Ensure that future development should:

1. Reflect the values of the community;

2. Enhance the surrounding environment;

3. Visually harmonize with its surroundings and not unnecessarily obstruct scenic views; and

4. Avoid nostalgic misrepresentations that may confuse the relationships among structures over time.

E. Ensure that decisions on housing development projects are based on objective design standards as required by the State Housing Accountability Act (Government Code Section 65589.5);

F. Provide for new landscaping to create a visually pleasing setting for structures on the site;

G. Promote the protection and retention of landmark, native, and specimen trees and if feasible mature canopy trees and other significant landscaping of aesthetic and environmental value;

H. Ensure that the design, quality, and location of signs are consistent with the character and scale of the structures to which they are attached and are visually harmonious with surrounding development; and

I. Promote the conservation, enhancement, preservation, and protection of historic resources.

Design Review is required for the following projects:

J. Applicability.

1. New residential development that consists of two or more units.

2. New non-residential development that consists of five thousand square feet of more.

K. Responsibility. Responsibility for design review is specified in Table 16.601-A. However, the design review board or the planning commission may delegate any review and approval functions to the director and the director may delegate director review to the design review board or planning commission as appropriate.

1. Residential Projects.

a. Two—Ten units - Director decision

b. Eleven—Forty-nine units - Design review board recommendation to director

c. Fifty or More units - Design review board recommendation to planning commission

2. Non-Residential Projects.

a. Structures or buildings up to five thousand s.f. - Director decision

b. Structures or buildings more than five thousand s.f. - Design review board decision

L. Exemptions. The following projects are exempt from the requirements of this chapter:

1. The construction or alteration of a single-unit dwelling or residential accessory structure on a pre-existing lot, unless it is a single-unit dwelling within a planned development (PD) district, or within the boundaries of the DMX Zoning District (Downtown Vallejo Specific Plan) or WMX Zoning District (Waterfront Planned Development Master Plan);

2. Alterations, additions, and repairs that do not change the exterior appearance of a structure, including replacement in kind of existing features. To be considered "replacement in kind," the features must reasonably match the design, profile, material, and general appearance of the originals.

3. Changes in the color or finish of building exteriors when the original colors or finishes were not subject to approval by the design review board;

4. Accessory dwelling units complying with the development standards of Chapter 16.303, Accessory Dwelling Units;

5. Interior features and interior alterations unless they materially affect a structure's appearance from the public right-of-way;

6. After notice to the director, demolition or removal of either:

a. Structures declared to be unsafe by the building official or the city council. "Unsafe structures" means structures found by the chief building official or the city council, to require immediate issuance of a demolition permit to protect the public health and safety; or

b. Structures declared to be a public nuisance by the chief building official or city council that are not designated historic properties or potentially designated historic properties.

7. Surface parking lots.

A. Design review shall concentrate on those exterior portions of the structure and related features that are in full or partial view from the public right-of-way. Design review may also consider interior courtyards and building elevations out of public view in order to improve the visual relationship between new construction and its surroundings, to create more open views and improved access to light and air, and to ensure that predominant architectural and landscaping treatments are appropriately incorporated into the secondary elevations and open space of the structure.

B. When conducting design review, the director or the design review board shall consider the applicable design and development standards of this Zoning Code, adopted objective design standards for residential development, adopted design guidelines for non-residential development, and applicable specific plans and planned developments with respect to:

1. Building articulation, facade treatment and architectural details.

2. Exterior colors and materials.

3. Character defining features and the relation to existing settings.

4. Design of fences, walls, and screen plantings, including but not limited to height of those structures, materials, colors, and type.

5. Location and type of landscaping including selection and size of plant materials and design of hardscape including landscape lighting.

6. The size, location, design, color, number, lighting, and materials of signs.

7. Design of the streetscape, including but not limited to landscaping, furniture and materials.

8. Pedestrian connectivity and circulation.

C. Changes in a project required as a condition of design review approval may include density, height, open space, parking or loading, and sign requirements, as long as the conditions are not more restrictive than those prescribed by applicable zoning district regulations or a valid Zoning Compliance determination, major or minor use permit, exception, development agreement, planned development, variance, or other legislative or zoning entitlements.

D. Design review for projects proposing new and amended planned developments shall be limited to recommendations to the planning commission and city council on aesthetic and urban design issues related to architecture, landscaping, site plan, and related aesthetic issues, as well as historic preservation. Additionally, recommendations regarding the future scope of design review for the proposed project, and comments and analysis on the aesthetic/cultural resources of an associated draft environmental study are appropriate.

E. Design review may require appropriate site plan revisions (e.g., different arrangements of open space), as well as revisions to the proposed building massing and transitions in scale of the structure(s), especially in historic districts to achieve greater compatibility between new construction and existing historic resources.

A. Application requirements. Design review when required shall be conducted as part of development review pursuant to Chapter 16.605, Development Review or as part of a discretionary application.

B. Required findings. The director or the design review board shall approve, conditionally approve or deny, or make recommendations to the planning commission for final design review approval after finding that the application:

1. Is consistent with the purposes of this chapter, the design policies of the general plan and any applicable specific plan, any adopted applicable design guidelines;

2. Is consistent with any planning are zoning approvals by the director or the planning commission;

3. Complies with any other relevant city policies or regulations; and

4. Meets the following criteria:

a. The aesthetic design, including its exterior design and landscaping, is appropriate to the function of the project and will provide an attractive and comfortable environment for occupants, visitors, and the general community.

b. Project details, colors, materials, and landscaping are fully integrated with one another and used in a manner that is visually consistent with the proposed architectural design.

c. The project has been designed with consideration of neighboring development.

d. The project contributes to the creation of an attractive and visually interesting built environment that includes well-articulated structures that present varied building facades, rooflines, and building heights and encourages increased pedestrian activity and transit use.

e. Street frontages are attractive and interesting for pedestrians, address the street and provide for greater safety by allowing for surveillance of the street by people inside buildings and elsewhere.

f. The proposed design is compatible with the historical or visual character of any area recognized by the city as having such character.

g. The aesthetic design preserves significant public views and vistas from public streets and open spaces and enhances them by providing areas for pedestrian activity.

h. The proposed landscaping plan is suitable for the type of project and will improve the appearance of the community by enhancing the building, minimizing hardscape and softening walls; and the landscape plan incorporates plant materials that are drought-tolerant, will minimize water usage, and are compatible with Vallejo's climate.

i. The project has been designed to be energy efficient including, but not limited to, landscape design and green or eco-friendly design and materials.

j. The project design protects and integrates natural features including creeks, open space, significant vegetation, and geologic features.

c. Conditions. In granting final design review approval for a project that meets all of the applicable standards and requirements of the Zoning Code, standards, and applicable design guidelines, the director or design review board, in accordance with Table 16.601-A: Permit Review Authority, may impose final architectural or other design conditions reasonably related to the application and deemed necessary to achieve the purposes of this chapter. Such conditions may not overlap with or impose more restrictive requirements than those provided for under planning commission land use authority pursuant to state law, the Vallejo Municipal Code, Zoning Ordinance, and any other adopted plans, policies, permits or regulations.

D. Final Site Plan and Building Permit Review. No building or grading permit shall be issued for any project for which design review is required until the applicant submits, and the city approves final building permit plans showing any changes required as a condition of design Review approval.