Sec. 153.913 - Design review.

(A)

Conceptual Design Review. For the purpose of securing the early evaluation by the Architectural and Site Review Board prior to making applications for formal action or permit issuance, an application shall be made for a Conceptual Design Review. Most projects requiring Architectural and Site Review Board and/or Planning Commission review require Conceptual Design Review. Plans or drawings submitted for Conceptual Design Review shall be sufficiently definitive to adequately describe the proposed architectural character and concept. The submittals should include conceptual information, such as a site plan including the existing and proposed grades, building outlines, adjacent property improvements, exterior elevations, circulation, parking, and major landscaping features. Additionally, during Conceptual Design Review, the Architectural and Site Review Board may recommend that the Planning Director or Planning Commission complete Formal Design Review approval, with recommended Conditions of Approval, for any project that the Board deems to be in significant compliance with the review criteria contained in Woodside Municipal Code Section 153.911. The Architectural and Site Review Board shall not refer a project from Conceptual

Review to staff without story poles being erected unless the project is exempt from Formal Review pursuant to Section 153.912(B).

(B)

Formal Design Review. After Conceptual Design Review approval, an application shall be made for Formal Design Review by the Architectural and Site Review Board, and the Planning Commission, if required.

(C)

Architectural and Site Review Administrator Review. All projects requiring Architectural and Site Review Administrator review shall follow the submittal requirements on file with Planning Department.

(D)

Staff Review. All projects requiring design review by staff, only, shall follow the submittal requirements on file with Planning Department.

(1975 Code, § 9-2.906) (Ord. 1980-291, effective 9-11-80; Am. Ord. 1981-300, effective 10-8-81; Am. Ord. 1999-494, effective 3-25-99; Am. Ord. 2012-554, effective 8-23-12; Am. Ord. 2015-569, effective 1-7-16; Am. Ord. 2017-589, effective 8-24-17; Am. Ord. 2018-596, § 2(Exh. A, § II), effective 10-26-18)

Sec. 153.914 - Applications and fees.

(A)

Applications and the accompanying fee(s) for Conceptual Design Review and/or Formal Design Review shall be filed with the Planning Director who, after checking the application for clarity and completeness, shall certify the application complete and place it on the agenda of the Architectural and Site Review Board.

(B)

The application shall consist of documents, plans, and fees specified by the Town's Conceptual Design Review Submittal Requirements and Formal Design Review Submittal Requirements on file with the Planning Department.

(1975 Code, § 9-2.907) (Ord. 1980-291, effective 9-11-80; Am. Ord. 1988-362, effective 4-29-88; Am. Ord. 1999-494, effective 3-25-99; Am. Ord. 2012-554, effective 8-23-12; Am. Ord. 2017-589, effective 8-24-17)

Sec. 153.915 - Actions on design review.

(A)

Conceptual Design Review. The Architectural and Site Review Board shall review projects during conceptual design review, and may make recommendations on, or suggest modifications to, the design proposal. If after receipt of a recommendation from the Architectural and Site Review Board, the Planning Director cannot recommend that the project as it stands or as modified proceed to formal design review, the applicant shall return to staff to work further on the proposal.

(B)

Formal Design Review. The Architectural and Site Review Board, staff or Planning Commission, if applicable, shall review projects for formal design review. The Architectural and Site Review Board or staff shall recommend the approval or disapproval of a design proposal to the Planning Director, or the Planning Commission, if applicable. The decision making authority shall approve or deny a design proposal, as submitted or suggest modifications or impose conditions, all in accordance with the standards contained in this subchapter and such additional standards as may be adopted from time to time. If after receipt of a recommendation from the Architectural and Site Review Board or staff, the Planning Director or Planning Commission, if applicable, can find significant conformance with the evaluation criteria in division (D) of this section, the project can be approved with conditions of approval.

(C)

Architectural and Site Review Administrator Review. The Architectural and Site Administrator shall review projects, pursuant to WMC Section 153.912, Table Q. The Architectural and Site Review Administrator shall approve or deny a design proposal, as submitted or suggest modifications or impose conditions, all in accordance with the standards contained in this subchapter and such additional standards as may be adopted from time to time.

(D)

Evaluation Criteria.

(1)

Community character. That the project is designed in a manner that is in keeping with and contributes to the rural character and aesthetics of the Town, respects the character of scenic corridors and vistas, and supports equestrian facilities where applicable.

(2)

Site planning. That the site plan is designed in a manner which preserves natural features, respects and preserves the Town's rural residential character, considers safe circulation, neighborhood compatibility, fire safety, and sustainability.

(3)

Building design. That the architectural design is consistent with the Town's rural character and development patterns; is architecturally cohesive and understated; that the materials, color, and details are well-composed and understated; and that the architectural design is fire safe and sustainable.

(4)

Landscape elements. That the landscape design minimizes grading, preserves natural and scenic features; that the planting design respects existing native and mature vegetation and is informal in design; that the fencing and entry features are open and rural in design; that exterior lighting is minimized; and that the landscape design is fire safe and sustainable.

(5)

Non-residential development. That, in addition to Subsections (D)(1)—(4) of this section, the non-residential development promotes harmonious transition in scale and character in areas between different designated land uses; expresses an appropriate sense of identity with its function; and, that the design and placement of signs and/or graphics are consistent with Sections 153.501 through 153.506.

(E)

Timing. The Board shall act upon each application within three meetings or 60 days from the initial date of consideration, whichever occurs first, unless the applicant consents to a further continuance. Failure of the Board to act within such period will be deemed a design approval of the application.

(1975 Code, § 9-2.908) (Ord. 1980-291, effective 9-11-80; Am. Ord. 1999-494, effective 3-25-99; Am. Ord. 2012-554, effective 8-23-12; Am. Ord. 2017-589, effective 8-24-17; Am. Ord. 2018-596, § 2(Exh. A, § II), effective 10-26-18)

Sec. 153.916 - Inactive planning applications.

Any planning application which has been incomplete for six or more months, or a completed Conceptual Design Review application for which a Formal Design Review application is required and has not been received for six months or more, shall be considered inactive. The six month clock for existing incomplete planning application shall start on the day this section is effective. The Planning Director shall notify applicants of such status by letter and provide 60 days to bring the application to complete status. If the application has not achieved complete status to the satisfaction of the Planning Director within this 60 day period, the applicant shall be refunded fees as specified by the Town's fee schedule and the application shall be closed.

(Ord. 2014-564, effective 12-1-14; Am. Ord. 2015-569, effective 1-7-16; Am. Ord. 2017-589, effective 8-2417)

Sec. 153.917 - Lapse of approvals.

(A)

Any approval by the Planning Director, Architectural and Site Review Administrator, or Planning Commission, given pursuant to the provisions of this Chapter 153 shall lapse and shall become null and void two years following the date on which the approval became effective, unless, prior to the expiration of two years, the approval has been acted upon (i.e., a building permit has been issued or the use has commenced). Approvals may be extended for an additional period of one year provided that, prior to the expiration of the initial two year approval period, an application for the renewal of the approval is filed with the Planning Director. The Planning Director may grant an extension for a period not exceeding one year where no change in conditions or requirements has occurred, but an application involving a change deemed to be significant by the Planning Director shall be treated as a new application, subject to all the provisions of this chapter.

(B)

Exception. A use permit (excluding those issued under Section 153.444) shall lapse and become null and void one year following the date on which the use permit became effective, unless, prior to the expiration of one year, the use has commenced; a building permit has been issued; a certificate of occupancy has been issued; or the use permit has been renewed for as additional period not to exceed one year by the Planning Commission upon the filing of a written request by the applicant.

(1975 Code, § 9-2.916; Ord. 1980-291, effective 9-11-80; Am. Ord. 1981-300, effective 10-8-81; Am. Ord. 1999-494, effective 3-25-99; Am. Ord. 2012-554, effective 8-23-12; Am. Ord. 2014-564, effective 12-1-14; Am. Ord. 2015-569, effective 1-7-16; Am. Ord. 2017-589, effective 8-24-17)