§ 1500-25-040. Design Review and Minor Design Review

A.

Purpose. Design Review and Minor Design Review are discretionary actions that enable the County to consider site design, architecture, parking, circulation, lighting, landscaping, resource conservation and other design-related issues. This review is intended to promote attractive, compatible and coordinated development projects in the interest of public health, safety and general welfare.

B.

Applicability. All development projects including those requiring other land use applications that are located within a Commercial or Employment zoning district (GC, CM, EC, M-1 and M-2), and all multi-family development within a Residential District (R-3 and R-4), shall be subject to Design Review as follows:

1.

For projects located within the R-3 and R-4 Zoning Districts:

a.

Multi-Family uses of less than 20 units require Minor Design Review.

b.

Multi-Family uses of 20 units or more units require Design Review.

2.

For projects located within the Employment Corridor Zoning District:

a.

Additions to existing residences, new permitted caretaker housing, new or additions to existing agricultural buildings, accessory buildings, solar arrays and similar use types do not require Design Review.

b.

Additions to existing commercial and industrial buildings and/or use types require Minor Design Review.

c.

New commercial and industrial buildings and/or use types require Design Review approval by the Planning Commission and Board of Supervisors.

3.

For projects located within the GC, CM, M-1 and M-2 Zoning Districts:

a.

Additions to existing residences, new permitted caretaker housing, new or additions to existing agricultural buildings, accessory buildings, solar arrays and similar use types do not require Design Review.

b.

Additions to existing commercial and industrial buildings and/or use types require Minor Design Review.

c.

New commercial and industrial buildings and/or use types require Design Review in accordance with the following:

i.

Building permit applications for projects over 65,000 square feet of area, or a warehouse/outdoor storage use type over 100,000 square feet of area, require Design Review approval by the Board of Supervisors.

ii.

Building permit applications for projects under 65,000 square feet of area, or a warehouse/outdoor storage use type under 100,000 square feet of gross floor area, require Minor Design Review approval. If the Director denies the Minor Design Review application, the project may be appealed to the Planning Commission for review in accordance with Section 1500-23-080.

3.

Amendments or Changes to Existing Plans. It is at the discretion of the Director to determine whether a proposed amendment or change to a previously approved project is significant requiring formal review. In cases where such amendment or change is determined to be minor in nature, a Minor Design Review shall be required. In cases where such amendment or change is determined to be major in nature, Design Review shall be required.

C.

Approving Authority.

1.

Design Review. The Planning Commission shall approve, conditionally approve, or deny an application for Design Review except when:

a.

The project is located in the EC zoning district; or

b.

The project also requires another discretionary approval in addition to Design Review.

In the above cases the Planning Commission shall recommend, and the Board of Supervisors shall approve, conditionally approve, or deny an application for a Design Review consistent with the requirements of Table 1500-23-1.

2.

Minor Design Review. The Director or their designee, shall approve, conditionally approve, or deny an application for Minor Design Review consistent with the requirements of Table 1500-23-1.

3.

Multiple Entitlements. When a Design Review or a Minor Design Review is submitted in conjunction with an application for another approval, permit, or entitlement under this Zoning Code, it shall be heard and acted upon at the same time as that application.

D.

Required Findings. The Approving Authority shall make all of the following findings to approve a Design Review or Minor Design Review. The inability to make one or more of the findings is grounds for denial of an application:

1.

The Design Review or Minor Design Review is consistent with the Zoning Code, General Plan and any applicable specific plan;

2.

The overall design of the proposed project provided for by the Design Review or Minor Design Review, including where applicable its site design, vehicle circulation and parking, loading areas, architecture, colors, materials, scale, massing, height, landscaping, shading, hardscapes, screening, walls and fences, trash enclosure, lighting and other design features are attractive, internally integrated, and will enhance the appearance and features of the project site; and

3.

Approval of the Design Review or Minor Design Review will not be detrimental to the health, safety, and general welfare of persons residing or working in the area, or be detrimental or injurious to property and improvements in the area or to the general welfare of the County.

In making the above findings, the Approving Authority may attach conditions of approval to ensure compliance with the Zoning Code, other County ordinances and requirements, the General Plan, and any applicable specific plan.