(A) Purpose And Intent:
1. Reasonably ensure that construction of new buildings or structures and additions, renovations and restorations to existing buildings or structures, including residential, institutional, commercial and industrial development (referred hereinafter in this section as “development”) does not have an adverse aesthetic, health, safety or architecturally related negative impact upon existing adjoining properties, or the city in general.
2. Ensure appropriate site planning techniques in order to promote future development of adjacent properties by providing for such techniques as reciprocal access, integrated parking, building and siting.
3. Minimize the effects of grading by discouraging mass grading to ensure that the natural character of terrain is retained.
4. Encourage improved drainage from lots directly to a street storm drain, or through public or privately maintained easements.
5. Encourage the use of a variety of housing styles, split level grading techniques, varied lot sizes, site design densities, varied setbacks, maintenance of views and arrangement, and spacing to reduce impacts on adjacent developed properties.
6. Encourage the use of energy conservation techniques in all new development.
7. Assist private and public developments to be more cognizant of public concerns for the aesthetics of development.
(B) Authority: Authority for approval of site plan review/design review shall be vested in the planning commission. In the case of residential development, if findings can be made that the project complies with the design and land use objectives and standards set forth in Chapter 4 of this Title or an approved specific plan, the authority for preliminary approval shall be vested in the planning director.
(C) Director’s Site Plan Approval: Per Section 6-2-9(B), where a site plan is found to comply with the design and land use objectives of Chapter 4 or an approved specific plan, authority for preliminary approval of site plan review/design review shall be vested in the planning director. The following shall apply:
1. Notice of its preliminary approval shall be sent to all property within 300' and to other interested parties to the project.
2. A request for review and hearing by the Planning Commission of the Director’s preliminary decision can be requested by those parties in writing within 14 days of the Director’s decision. The hearing before the planning commission must be scheduled within 30 days of receipt of the review request.
3. The hearing date can be extended upon approval of the project applicant.
4. The Director’s decision can only occur when CEQA review has been completed and it has been determined that the site plan is consistent with the applicable adopted CEQA document.
(D) Application: An application for a site plan review/design review shall be filed with the planning and community development department in a manner prescribed by the planning director.
(E) Public Hearing: The planning commission shall consider each application for a site plan review/design review at a noticed public hearing unless the project meets the requirements for directors’ approval per Section 6-2-9(B) of this title.
(F) Findings: Following review and consideration of an application, the planning director, planning commission, the city council on appeal, may approve a site plan review/design review application in whole or in part, with or without conditions, provided the planning commission prepares a written decision which contains the findings of fact upon which the planning commission’s decision is based. In preparing this written decision, all the following findings of fact must be made in an affirmative manner:
1. The proposed use is permitted within the subject zone district pursuant to the provisions of this section, complies with all applicable provisions of this title, is consistent with the goals, policies and objectives of the general plan, and is consistent with the applicable development policies and standards of the city; and
2. The proposed use would not impair the integrity and character of the zone district in which it is to be established or located; and
3. The site is suitable for the type and intensity of use or development proposed; and
4. There are adequate provisions for water, sanitation, public utilities and services to ensure public health and safety; and
5. The proposed use will not be detrimental to the public health, safety or welfare, or materially injurious to properties and improvements in the vicinity; and
6. The proposed use would not result in a significant effect on the environment, unless overriding considerations outweigh the potential impacts.
7. For projects that fall under Director’s Site Plan Approval per Section 6-2-9(C), the Director finds with certainty the project is consistent with the land use and design criteria outlined in Chapter 4 or within an approved specific plan.
(G) Objective Design Criteria: Development that seeks to utilize the Director’s Site Plan Approval shall comply with all applicable Objective Design Standards contained within Chapter 4 (Residential) or Chapter 5 (Commercial). All other approvals should seek to comply with the Objective Design Standards in the above referenced Chapters.
1. Exceptions to some design criteria may be allowed on condition that the Director identifies an appropriate alternative providing an equal or better design result.
(H) Design Criteria (Nonresidential):
1. The design and layout of a proposed development shall be consistent with the general plan, the provisions of this title and any adopted architectural criteria for specialized areas, such as designated historic districts, theme areas, specific plans or planned developments.
2. New, renovated or remodeled developments shall demonstrate that the following general design criteria have been integrated into the design and layout of the proposed development:
(a) Establish an architectural and siting design theme that is compatible with surrounding existing and planned development that includes the following elements:
(1) A relationship to prominent design features existing in the immediate area (i.e., trees, landform, key elements of adjacent development, etc.);
(2) A relationship to existing structures and neighborhood character. This includes prohibiting any device being or resembling security bars, gates or other similar security devices from being placed over or on windows or doors on the exterior of any building, or the interior of any building if visible from a public street or public right of way; excepting doors and windows on the ground level portion of the rear of a building facing an alley;
(3) A relationship to the natural environment (i.e., washes, native vegetation and community landscaping).
(b) Design the development to create pleasing transitions to and from surrounding development by incorporating the following elements:
(1) The bulk of new structures relates to the prevailing or planned scale of adjacent development;
(2) Setbacks from streets and adjacent properties relate to the scale of the structure and the function of the street and encourage pedestrian scale and uses; and
(3) Tall structures are made less imposing by physically stepping them back from the street.
(c) Respect the identified views and view corridors of existing developments to the greatest extent possible. Where applicable, view corridors oriented toward such existing or proposed community amenities, such as parks, open space or natural features, are to be enhanced.
(d) Create subtle variations in architectural and landscape components that provide visual interest, but do not create abrupt changes or cause discord in the overall character of the neighborhood.
(e) Provide appropriate transitions between different projects by providing buffer areas, landscaping and other similar treatments (e.g., hedges, walls, fences, berms or landscaped open space).
(f) Provide a harmonious appearance of the development with the surrounding environment and existing developments based on the compatibility of individual structures rather than one specific style of architecture.
(g) Avoid uninterrupted fences and walls, unless they are needed for specific screening, safety or sound attenuation purpose. Where needed, fences or walls shall be required to:
(1) Relate to the site being developed as well as surrounding developments, open spaces, streets and pedestrianways;
(2) Respect existing view corridors to the greatest extent possible; and
(3) Incorporate landscape elements or changes in materials, color or texture in order to discourage graffiti, and prevent undue glare, heat, reflection or aesthetic inconsistencies.
(h) Incorporate the following lighting concerns into development proposals:
(1) Lighting fixtures are to be attractively designed to complement the overall design theme of the project;
(2) Lighting shall create a festive atmosphere within commercial areas by outlining buildings, trees or other architectural features to encourage nighttime use of those areas by pedestrians; and
(3) On site lighting shall create a safe environment, adhering to established crime prevention standards, but shall not result in nuisance levels of light or glare on adjacent properties.
(i) Architectural plans for development shall be required to incorporate the following building elevation and screening criteria:
(1) All exterior wall elevations of buildings and screen walls shall have architectural treatments that enhance the appearance of the building or wall;
(2) Compatible materials and consistent style shall be evident within a development in all exterior elevations; and
(3) Within multi-family, commercial, office and mixed use business park developments, trash enclosures, loading areas, mechanical equipment and outdoor storage areas shall be screened from public streets, and from other public views, as appropriate.
(I) Residential Subdivision Land Use Design Criteria: It is the intent of the general plan and the provisions of this section to encourage a variety of residential development types that are innovative in design and compatible with surrounding neighborhoods while being conducive to creating a balanced housing market in the city. The following represents components of design requirements for all residential subdivisions, unless otherwise exempted in this section:
1. Variations: Housing within new residential subdivisions should, where possible, be situated with recognizable variations in front and side yard building setbacks.
2. Road Access: Residential developments should, where possible, maximize a feeling of openness by orienting road access to open space areas and areas of visual interest.
3. Roofs: The use of roof forms, including shed, gable and hip roofs, alone or in combination, shall be used to achieve a variety of rooflines for houses adjacent to public streets. All such roofs shall be of a concrete tile, approved shake, or an architectural style composition shingle with dimensional variations. All other proposed roofing materials shall be subject to review and approval by the building official.
4. Congruity: To reduce architectural massing at street corners and to create congruity where a two-story structure is next to a one-story structure, the incorporation of a one-story element into the two-story structure should be required when feasible.
5. Area: The minimum size for the livable area within a new single- family residence in the city shall be one thousand (1,000) square feet.
6. Landscaping: All subdividers/developers shall be required to provide landscaping and an irrigation system for each lot of a residential subdivision prior to receiving a final inspection for any house constructed in that subdivision, as follows:
(a) Landscaping and an irrigation system for both the front yard and the street side yard, provided the street side yard is not obscured from sight from an adjacent street by fencing, of each lot shall be provided. Said landscaping shall consist of the following:
(1) No less than one 15-gallon size tree;
(2) Ten percent (10%) of said yard area shall consist of a landscaped planter; and
(3) The remaining portion of said yard area not occupied by a driveway, shall be improved with sod, including one six-station clock and two (2) 1-inch valves.
(b) Any proposal for an alternative landscaping plan shall be subject to review and approval by the planning director.
7. Design: Architectural styles and themes should be compatible with the surrounding environment. However, to assure individuality among projects, each development shall vary its architectural design to avoid monotony and create visual interest, while remaining compatible with surrounding development.
8. Floor Plans: If custom homes are not proposed, subdevelopers of residential subdivisions shall provide a variety of floor plans and building elevations as depicted in table 2.B of this section:
TABLE 2.B
RESIDENTIAL FLOOR PLANS AND
ELEVATIONS GUIDELINES
RESIDENTIAL FLOOR PLANS AND
ELEVATIONS GUIDELINES
Number Of Single- Family Dwellings | Minimum Number Of Building Footprints (Excludes Reverse Plans) | Minimum Number Of Elevations Per Building Footprint |
Number Of Single- Family Dwellings | Minimum Number Of Building Footprints (Excludes Reverse Plans) | Minimum Number Of Elevations Per Building Footprint |
1 - 3 | 1 | 1 |
4 - 8 | 2 | 2 |
9 - 18 | 3 | 2 |
19 - 36 | 3 | 3 |
37 - 60 | 4 | 3 |
61 - 99 | 4 | 3 |
100+ | 5 | 3 |
9. Elevations: Elevations, for the purpose of meeting the requirements of this section, shall mean the treatment of materials, trim, roofs or other architectural features which are considerably different than the elevations of any other house in the same subdivision as seen from the street upon which it faces. No two (2) identical elevations shall be placed side by side within a subdivision.
10. Color:
(a) The use of monochromatic and complementary accent and trim colors is considered to meet the intent of this chapter.
(b) The use of bright or garish colors (i.e., fluorescent “hot” or “day glow” colors) shall not be permitted.
(c) Using building materials in their natural state, such as brick or stone, is strongly recommended.
(d) The use of colors to express individuality and identity within a cohesive and attractive framework is encouraged. Such colors should be in harmony with other colors used in the immediate area.
11. Agricultural Land Uses: Where portions of a proposed development share a common boundary with existing agricultural properties, the following concepts for transitions and buffers shall be incorporated into the development proposal where feasible:
(a) The incorporation of existing orchards, vineyards and groves into new development as landscaping, or as passive open space, is encouraged, however, the following provisions shall be met:
(1) All such trees located in a public right of way shall be approved for that purpose by the public works director.
(2) All trees within common areas shall be provided with the assurance of a continued maintenance mechanism, homeowners’ association or a special landscape district. (Ord. 802-14, 2-4-2014; amd. Ord. 849-22, 12-6-2022)