Woodside Municipal Code § 153.914 Applications and fees

Upon the determination that an application requiring a public hearing is complete, the applicant shall install story poles that reasonably indicate the building footprint, plate heights, roof ridges, and setbacks of each proposed structure or addition. Story poles are not required for Architectural and Site Review Board Conceptual Design Review hearings, pursuant to Section 153.913(A).

(A) Construction. Story poles shall be constructed using poles or wood and brightly colored ribbon, netting, or flags that are at least six inches wide. All story poles shall be erected to withstand weather and remain standing through the scheduled meeting date, any subsequent public hearings, and the associated appeal period.

(B) Applicability. Story poles shall be installed for all proposed structures and additions. Pools, vehicle gates, new driveway cuts, and minor structures, such as a freestanding trellis, shall be represented using stakes and brightly colored ribbons. Story poles shall not be required for wireless communication facilities, described in Section 153.600.

(C) Timing. All story poles and staking shall be installed ten days prior to the public hearing in which the application is reviewed. Story poles shall be maintained through the scheduled meeting date, any subsequent public hearings, and the associated appeal period. Story poles shall be removed no later than 14 days after the appeal period ends.

(D) Exceptions. Exceptions to this section may be granted by the Planning Director, when he or she determines that story poles would pose a potentially pervasive safety risk to the general public (e.g., story poles at an active fire station).

(Am. Ord. 2018-596, § 2(Exh. A, III), effective 10-26-18)

The evaluation criteria for design review of proposed development, plans for buildings and other structures, and landscape plans are as follows:

SECTION 1: COMMUNITY CHARACTER.

1. Rural Character and Community Aesthetics. Whether the property is developed in a manner that is in keeping with the rural character and aesthetics of the Town.

2. Scenic Corridors and Vistas. Whether the property is developed in a manner which respects the character of scenic corridors and vistas.

3. Natural Environment. Whether the property is developed in a manner that preserves natural features.

4. Equestrian Lifestyle. Whether the property is developed in a manner which preserves and supports equestrian facilities and the Woodside trails network.

SECTION 2: SITE PLANNING.

1. Site Constraints and Features. Whether the building location and site improvements are based on a clear understanding of the property's natural features, regulatory constraints, and relationships to adjacent properties.

2. Natural Feature Conservation. Whether the site development conserves the property's open space, natural features, vegetation, and wildlife by subordinating development to the site's natural conditions.

3. Site Usage and Building Siting. Whether the residential and accessory uses are located to respect and preserve Woodside's rural residential character, and maintain the visual continuity of natural landforms.

4. Site Circulation. Whether the driveways, garages, parking areas, trails, and pathways are located and designed to be safe, minimally visible from the roadway, and subordinate to the site's natural features.

5. Neighborhood and Community Compatibility. Whether the location, scale, and orientation of site improvements complement and are consistent with neighborhood and community development patterns.

6. Fire Safe Design. Whether the site planning considers the relationship between buildings and high fuel load vegetation.

7. Sustainability. Whether the site planning incorporates sustainable strategies to conserve and minimize energy consumption in the construction and use of structures.

SECTION 3: BUILDING DESIGN.

1. Setting and Architectural Style. Whether the architectural design is tailored to lot size, terrain, vegetation, and other natural and neighborhood conditions.

2. Building Form. Whether the building form is architecturally cohesive and understated.

3. Materials, Color, and Details. Whether the materials, color, and details enhance the architectural style in a well-composed, understated manner.

4. Fire Safety. Whether the project adheres to fire safety regulations, while maintaining the rural character of Woodside.

5. Sustainability. Whether sustainable building practices are considered in project design.

SECTION 4: LANDSCAPE ELEMENTS.

1. Grading, Drainage, and Hardscape. Whether the landscape design minimizes grading, allows for appropriate drainage, minimizes paving, and preserves the natural and scenic character of Woodside.

2. Planting Design. Whether the planting design respects and maintains existing native and mature vegetation, is informal in design, and is in keeping with the rural character of Woodside.

3. Fences. Whether the fencing is open in design and compatible with the rural character of Woodside.

4. Entry Features. Whether the design of entry features is simple, modest, and understated.

5. Lighting. Whether the lighting on private property, especially if visible offsite, is minimized to maintain the rural experience.

6. Fire Safe Design. Whether the landscape design includes fire resistant plantings and the development of a defensible space around structures by elimination of overgrown plant materials with high fuel content while preserving the natural environment.

7. Sustainability. Whether the landscape design incorporates sustainable strategies to maximize water efficiency and preserve open space.

SECTION 5: NON-RESIDENTIAL DEVELOPMENT.

1. In addition to Sections 1-4 above, non-residential development shall be further reviewed, to determine:

a. Whether the design promotes harmonious transition in scale and character in areas between different designated land uses;

b. Whether the project expresses an appropriate sense of identity with its function; and,

c. Whether the design and placement of sign(s) and/or graphics are consistent with Sections 153.501 through 153.506.

(1975 Code, § 9-2.901) (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)

(A) Definitions.

(1) SCENIC CORRIDORS. Scenic corridors in Woodside include:

(a) Lands visible (if currently visible, or if visible if existing vegetation was removed) from the driving surface of the following state-designated scenic highways:

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Skyline Boulevard (Hwy. 35); and,

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Interstate 280.

(b) Lands visible (if currently visible, or if visible if existing vegetation was removed) from the driving surface of the following locally-designated scenic roads:

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Kings Mountain Road;

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Mountain Home Road;

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Woodside Road (Hwy. 84);

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Whiskey Hill Road;

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La Honda Road;

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Portola Road;

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Cañada Road; and,

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Sand Hill Road.

(2) WESTERN HILLS. All lands west of Kings Mountain Road, Woodside Road (Highway 84), and Portola Road.

(3) All buildings located on ridge lines visible from the scenic highways and roads set forth in this section.

(B) No building or other permit shall be issued by the Town for buildings, structures, or uses until approval from the required reviewing bodies is obtained in accordance with Sections 153.911 and 153.915(C) pursuant to the table below.

(C) When a project includes multiple components and levels of review, the highest review required shall be the final decision-making body for the project.

(D) Project size and scope shall be considered cumulatively for architectural and site review when building permits are open, except for accessory dwelling units.

(E) The square footage of proposed accessory dwelling units shall not be included in the square footage review threshold in the table below.

TABLE Q: Required Reviewing Bodies

(1975 Code, § 9-2.902) (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. 2015-565, effective 2-26-15; Am. Ord. 2015-569, effective 1-7-16; Am. Ord. 2017-585, effective 4-27-17; Am. Ord. 2017-589, effective 8-24-17; Am. Ord. 2017-591, effective 12-14-17; Am. Ord. 2018-596, § 2(Exh. A, § II), effective 10-26-18; Am. Ord. 2019-601, § 2(Exh. A), effective 9-12-2019; Am. Ord. 2019-602, § 2(Exh. A), effective 12-12-19; Am. Ord. 2020-606, § 2(Exh. A), effective 3-26-20)

(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)

(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)

(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)

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 8-24-17)

(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)

Following the denial or revocation of a design review, site plan, or sign application, no application for the same or substantially the same design, site plan, or sign shall be filed within one year after the date of the denial, unless the denial is made without prejudice.

(1975 Code, § 9-2.910; Ord. 1980-291, effective 9-11-80; Am. Ord. 1999-494, effective 3-25-99; Am. Ord. 2017-589, effective 8-24-17)