Chapter 11.56 — DESIGN REVIEW

This Chapter establishes the design review procedure. The specific purposes of design review are to:

(1)

Promote excellence in site planning and design and the harmonious appearance of buildings and sites;

(2)

Ensure that new and modified uses and development will be compatible with the existing and potential development of the surrounding area; and

(3)

Supplement other County regulations and standards in order to ensure control of aspects of design that are not otherwise addressed.

(Ord. No. 1624)

A design review permit shall be obtained prior to the issuance of a building permit or zoning clearance for any new construction; exterior remodeling; site design, architectural, landscaping or circulation modifications including parking or driveway locations or addition of mechanical equipment to non-residential uses or new or modified residential master plans including landscaping and as otherwise required by this Code in areas subject to adopted design guidelines including community and specific plans. With the exception of the following:

(1)

Single family residence or a two family residence with exception of production housing;

(2)

Principally permitted uses within zone districts located within the General Plan Natural Resources land use designation including those uses that require approval of a zoning clearance.

(3)

Construction, reconstruction, repair and maintenance, for a project developed in compliance with a previous Design Review approval, including additions of floor area within an existing building envelope;

(4)

Telecommunication facilities except for camouflage facilities; and,

(5)

Signs.

(Ord. No. 1624)

The responsibilities for conducting design review shall be as follows:

(1)

Permit review authority. For design review applications associated with another discretionary permit, such as a use permit or variance, the decision-making authority for the associated permit shall also have design review authority.

(2)

Planning director (administrative design review). The Planning Director shall have design review authority for all projects that do not meet the criteria listed in Subsection A and are not associated with another discretionary permit or minor modifications to an approved design review permit such as but not limited to:

a.

Reviewing individual buildings for compliance with an approved master design review permit;

b.

Replacement of landscaping with at least equal or greater water efficient landscaping (consistent with the Water Efficient Landscape Ordinance);

c.

Installation of new landscaping areas when deemed to meet the intent of the approved design review permit or new landscaping for projects not previously subject to design review;

d.

Modifications to parking areas including compliance with Americans with Disabilities Act and re-striping where there is no net decrease in the number of parking spaces;

e.

Minor building facade improvements such as the rearrangement or addition of doors, windows and awnings;

f.

Addition of security facilities including security gates and gate houses at a project entrance;

g.

Modifications to existing walls and fences or addition of new fencing or walls;

h.

Other minor alterations, enlargements or remodels to existing buildings, structures and/or improvements (including new construction on partially developed properties) which are:

1.

Compatible with and in substantial conformance with the existing development and the previously approved permit;

2.

Do not create the need for new parking nor affect existing or required parking;

3.

Are not visible from any public street or area held open to the public; and

4.

Meet all the requirements of this Code and the community design guidelines.

(Ord. No. 1624)

Design review shall be based on consideration of the requirements of this Chapter as they apply to the design of the site plan, structures, landscaping, and other physical features of a proposed project, including:

(1)

Building proportions, massing, and architectural details;

(2)

Site design, orientation, location, and architectural design of buildings relative to existing structures on or adjacent to the property, topography, and other physical features of the natural and built environment;

(3)

Size, location, design, development, and arrangement of on-site parking, circulation, and other paved areas;

(4)

Exterior materials and, color as they relate to each other, to the overall appearance of the project, and to surrounding development;

(5)

Height, materials, design, and, color of fences, walls, and screen plantings;

(6)

Location and type of landscaping including selection and size of plant materials, design of hardscape, and irrigation; and

(7)

Location and design of wall mounted and freestanding lighting.

(Ord. No. 1624)

(a)

Applications and fees. Written applications for Design Review Permits shall be submitted to the Planning Department in compliance with the application procedures in Chapter 11.53, Common Procedures. In addition to any other application requirements, an application for design review shall include drawings or other evidence showing that the project conforms to the required findings set forth in Section 11.56.060, Criteria for Approval.

(b)

Design guidelines. Design guidelines adopted by the Board of Supervisors provide recommendations to be used in the design review process. They are intended to promote high-quality design, well-crafted and maintained buildings and landscaping, the use of high-quality building materials, and attention to the design and execution of building details and amenities in both public and private projects.

(c)

Concurrent processing. When a development project requires a use permit, variance, or any other discretionary zoning approval in addition to design review approval, the design review application shall be submitted to the planning department as a part of the application for the underlying use permit, variance, or other permit.

(d)

Alterations to drawings. If alterations to the approved drawings are desired by the applicant, the drawings shall be re-submitted and processed according to the procedures established for approval of the original drawings unless the change(s) qualifies as a minor modification.

(Ord. No. 1624)

When conducting design review, the decision-making authority shall evaluate applications to ensure that they conform to the policies of the General Plan and any applicable specific plan, development standards of this Code, and are consistent with any other policies or design guidelines the Board of Supervisors may adopt for this purpose.

(Ord. No. 1624)

In granting design review approval, the decision-making authority may impose conditions that are reasonably related to the application and deemed necessary to achieve the purposes of this Chapter and ensure compliance with the applicable criteria and standards established by this Code. They may not impose requirements pertaining to use of land or that are more restrictive than the standards set forth in this Code or a valid use permit or variance if such conditions would require a reduction in the residential density or the Floor Area Ratio (FAR) of a proposed project.

(Ord. No. 1624)

(a)

Appeals. Design review decisions are subject to the appeal provisions of Section 11.53.150, Appeals and Calls for Review.

(b)

Expiration, extensions and modifications. Design review approval is effective and may only be extended or modified as provided for in Chapter 11.53, Common Procedures.

(c)

Failure to comply with conditions. Failure to comply with any condition of approval of a design review application is a violation of this Code subject to provisions of Chapter 11.67, Enforcement and Abatement Procedures.

(d)

Revocation of design review. A design review approval may be revoked as provided by Section 11.53.140, Revocation of Approvals.

(Ord. No. 1624)

CHAPTER 11.57 - USE PERMITS