Any person proposing to construct, alter, enlarge, remodel, or otherwise change a new or existing structure subject to site plan and architectural design review in compliance with this chapter, shall make application for project review with, or prior to, the application for a building permit.
A. Review Procedures.
1. Factors to be Considered. Upon receipt of a complete application, the Commission, ARHPB or, in the case of a minor project, the Director, shall conduct a review of the location, design, site plan configuration, and effect of the proposed development by comparing the project plans to established development standards, design guidelines, and other applicable ordinances of the City, and the General Plan.
In the case of a planned development permit for a single-family detached project (see Chapter 19.28, Planned Development), the Commission shall conduct review of the proposed project including, but not limited to, building locations, conceptual elevations, locations of single and two-story homes, landscaping, pedestrian and vehicular circulation, site design and amenities, open space, fencing, architectural concept, range of building materials, and exterior colors.
2. Action, Findings, Conditions. The Director, ARHPB, or Commission may approve, approve with conditions, or deny a site design and architectural review application as follows:
a. Administrative Projects. For projects which do not require approval of a discretionary permit, the ARHPB or Director shall be the final approval authority and shall approve, approve with conditions, or disapprove the application. If a project is disapproved, the applicant shall be provided a written statement of findings to support the decision.
b. Discretionary Projects. For projects which require the approval of a discretionary permit from the Council or Commission, the ARHPB or Director may provide a written recommendation to the final review authority for their consideration concurrently with the application for the discretionary permit. The report containing findings, recommendations, and conditions shall also be forwarded to the applicant prior to consideration by the final review authority. The Council or Commission may conduct the final site plan and architectural review or may refer the project to the ARHPB or Director for final approval.
3. Revised Plans. When findings or recommendations of the staff may substantially alter a proposed development, the Director may require the applicant to submit revised plans.
B. Partial Approval. The Commission, for projects requiring a discretionary permit, and the ARHPB, for projects requiring only a building permit, may authorize the issuance of a building permit on a portion of the project, pending review and approval of the remainder of the plans. No final inspection shall be made or certificate of occupancy issued until the remaining plans are approved and the project is completed in compliance with the approved plans.
C. Reference to Design Guidelines. In reviewing projects subject to the requirements of this chapter, the Commission, ARHPB and Director shall refer to any design guidelines that have been adopted by the City in order to provide guidance to applicants seeking to comply with the requirements of this chapter. Copies of any adopted design guidelines shall be made available to the public by the Department.
D. Preliminary Design Concept Review. A request for a preliminary review of a project may be filed with the Department prior to a submittal of a complete application, at the discretion of the applicant. The purpose of the preliminary consultation is to advise the project applicant of applicable development standards, design guidelines, and other specific design criteria that may affect the design of the project.
(Ord. 2185; Ord. 2223; Ord. 2382 §1; Ord. 2410 §14)