(A) Intent. The purpose of site plan and design review is to permit the city to evaluate site plans and designs of new and existing structures to assure compatibility, harmony in appearance in neighborhoods, reduction of negative impacts of nonaesthetic development and orderly development of the community. Approval of site plan may be conditioned upon the construction of curbs, gutters and/or sidewalks on the subject property.
(B) Application for site plan and design review.
1. Site plan and design review shall apply to all DTC, C-1, C-2, C-3, M-1 and M-2 Districts, as well as all new development in R-2 and R-3 Districts.
2. Applications for new developments shall be made on a form prescribed by the city, together with copies of such site plans and sets of architectural drawings, if applicable. Site plans shall be drawn to a scale that shall indicate the full dimensions, topographic features and information necessary for the Council to make an evaluation of the request. Architectural drawings shall be of such scale and contain such information as to permit the Council to make a full evaluation of the outside appearance, color, texture of materials and appurtenances necessary for the development of the structure.
3. Scale drawings of all signs, which will be included within the subject property, shall also be submitted concurrently with the site plan and architectural plans of any proposed project.
(C) Project description. Site plans shall identify:
1. All potentially reflective exterior building materials, location of the materials in relation to the position of the sun, and to the location of motorists and other persons within sight of the project;
2. The type of activities to be performed, what hours they will be performed, where on the property they will be performed, and what types of shielding/screening will be employed;
3. Each exterior light source according to type, location, wattage, height, direction of lighting patterns, type of shielding, when in use, and whether the light is steady or pulsating. An outline of directly illuminated areas, including points of overlap between lighting patterns, all streets within the lighting system, and all adjacent property lines must be submitted for a lighting plan; and
4. Conditions requiring additional review to determine whether mitigation measures are necessary:
(a) Any light source that directly illuminates adjacent properties;
(b) Additional indirect illumination of adjacent properties in excess of one and one-half foot-candles;
(c) For pedestrian lighting systems, a point of overlap between light patterns greater than seven feet; and
(d) Intensity of lighting within the physical limits of an area required to be lighted that is greater than seven foot-candles.
(D) Design requirements.
1. The provision for benches, telephones and shaded areas at major transit destinations shall be determined based upon necessity with city approval during a site plan review procedure.
2. The height and scale of new commercial and industrial development should be compatible with that of surrounding buildings where an established pattern or character is apparent. New development shall provide a transition from the height of adjacent structures to the maximum height of new development.
3. All roof equipment shall be screened from a horizontal line of sight. Ground or interior mounted mechanical equipment with appropriate screening is encouraged as an alternative to roof mounting.
4. Entries shall be protected from the elements and shall create a focus or sense of entry for the building. Use of wall recesses, roof overhangs, canopies, arches, signs and similar architectural features shall be integral elements of the building’s design.
5. Buildings, landscaping, parking and other development features shall be arranged in a manner that is compatible with the size, scale and appearance of nearby development.
6. Site planning shall emphasize a strong relationship to the adjoining street(s) and encourage pedestrian circulation and access. Pedestrian access shall be separate from vehicular access, where feasible.
7. Site plans shall provide safe and well defined pedestrian connections from buildings to parking areas, from buildings to the adjoining street(s), and among buildings on the same site. Pedestrian connections between commercial development and surrounding residential neighborhoods should also be provided.
8. Buildings, sidewalks and parking lots shall be located to minimize conflicts between pedestrian and vehicular circulation on a site.
9. On site circulation shall be designed to provide safe and efficient access for delivery vehicles, visitors and employees, and pedestrians.
10. Loading and trash facilities shall be located where they may be adequately screened from view, generally at the rear of the structures, away from the street.
11. Long expanses of fence shall be offset and architecturally designed to prevent monotony. Landscaped pockets and limited openings are encouraged.
12. Where industrial development abuts nonindustrial uses, appropriate buffering techniques shall be employed such as setbacks or screening landscaping.
13. Site design for new industrial development shall consider the following:
(a) Controlled site access;
(b) Service, storage and loading areas located at the rear or side of buildings;
(c) Screened storage and outdoor work areas and equipment;
(d) Landscaping, signage and other features that emphasize the main entrance; and
(e) Landscaping provided for all areas not developed for parking, storage or buildings.
14. Compliance with other applicable provisions of the city’s design guide.
(E) Undesirable design elements to be avoided.
1. Large, blank, flat wall surfaces;
2. Exposed, untreated precision block walls;
3. Chainlink fence and barbed wire;
4. False fronts;
5. “Stuck on” mansard roofs;
6. Materials requiring high maintenance (such as stained wood, shingles or light gauge metal siding);
7. Mirror window glazing;
8. Loading doors facing the street; and
9. Exposed roof drains.
(F) Design review process. The Planning Commission shall be the recommending body, with the City Council as the approving body of the design review process. Upon submission of drawings and applications for review, the Planning Commission and City Council shall meet and render a written report recommending approval, approval with conditions, or denial. The City Council shall make final approval.
(G) Judicial review. The time to appeal a decision of the City Council pursuant to this section shall be governed by the provisions of Cal. Code of Civil Procedure § 1094.6 as currently enacted.
(H) Occupancy permits. Before a building may be occupied, the building official shall certify that the site or structure has been developed in conformity with the plans and conditions approved herein.
(Ord. 553, passed 8-16-2005)