Chapter 18.23
DESIGN REVIEW COMMISSION
Sections:
18.23.020 Finding of existence of certain conditions.
18.23.030 Creation of Design Review Commission.
18.23.060 Time of regular meetings.
18.23.100 Duties of Design Review Commission.
18.23.110 Duties of Community Development Director.
18.23.120 Application procedure and fee.
18.23.140 Application for building permit.
18.23.150 Functions of design review.
18.23.160 Principles to be followed.
18.23.170 Single-family dwellings, duplexes and secondary living units design standards.
18.23.180 Community Development Director or Design Review Commission may impose conditions.
18.23.190 Procedure upon disapproval of application.
18.23.210 Appeal from decision of Community Development Director or Design Review Commission.
18.23.010 Purposes.
The purpose of this section is to recognize the interdependence of land values and aesthetics and to provide a method by which the following goals can be achieved:
A. Promotion of sound land use development;
B. Assist in the development of architectural standards and guidelines for residential, office, commercial, retail business, and industrial structures. [Ord. 13-008 § 2; Ord. 13-009 § 2(1); Ord. 15-002 § 44.]
18.23.020 Finding of existence of certain conditions.
The City Council finds there exists in land use districts in which residential, commercial, office, retail business, and industrial activities are carried on an excessive similarity or dissimilarity, or both, in the design, development and maintenance of structures, landscaping, and signs and that their general appearance is inappropriate or of poor quality of design.
The City Council further finds the following conditions exist in land use districts characterized by the qualities described in the preceding paragraph:
A. The desirability of other properties within the vicinity for the uses for which they are zoned is adversely affected;
B. The benefits of occupancy of other property in the vicinity are impaired;
C. The most appropriate development of other properties within the vicinity is impaired;
D. The maintenance or improvement, or both, of surrounding properties is discouraged with the result that these properties degenerate and there is an accompanying deterioration of conditions which affect the health, safety, comfort and general welfare of the inhabitants of the area and the inhabitants of the City at large;
E. The proper relationship between the taxable value of real property in the vicinity and the cost of municipal services to these properties is destroyed; and
F. The unsightliness which exists causes a decrease in the value of surrounding properties, or property values in the vicinity to not retain their stability. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.030 Creation of Design Review Commission.
A. Unless otherwise determined by resolution of the City Council, the duly appointed and acting members of the City Planning Commission of the City of Dixon shall act as, and constitute, the Design Review Commission (DRC).
B. The City Council may, by resolution, determine to appoint individuals other than the entire membership of the City Planning Commission to serve as members of the DRC, in which event the City Planning Commission shall consist of five (5) members, four (4) of whom shall be appointed by the Mayor with the approval of the City Council; and one (1) member shall be a member of the City Planning Commission, appointed by said Commission. Three (3) members of the DRC constitute a quorum for the transaction of business. If the City Planning Commission serves as DRC, four (4) members constitute a quorum. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.040 Term of office.
A. When the City Planning Commission acts as the DRC, the term of office of each member shall be as set forth in the Dixon Municipal Code.
B. When the City Council determines to appoint individual members of the DRC, the term of office for each member shall be two (2) years for the first five (5) appointees; two (2) members shall be appointed for one (1) year and three (3) members for two (2) years each. Each member serves until his/her successor is appointed and qualifies. No person shall serve more than six (6) consecutive years as a member of the DRC. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.050 Removal or vacancy.
A member of the DRC who has been appointed by the Mayor may be removed by a majority vote of the Council or by the Mayor, with the approval of Council. A vacancy is filled in the same manner as the original appointment. A person appointed to fill a vacancy serves for the remainder of the expired term. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.060 Time of regular meetings.
The DRC shall meet at the times and places scheduled by the chairperson with approval of the other members. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.070 Adoption of rules.
The DRC shall establish rules for the transaction of its business. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.080 Commission records.
The Community Development Director (Director) and DRC shall keep a public record of their resolutions, transactions, findings and determinations. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.090 Duties of officers.
A. The DRC shall appoint a chairperson and vice-chairperson from among its members. The chairperson and vice-chairperson serve for a term of one (1) year or until the successor of each is appointed and takes office.
B. Chairperson. The chairperson shall preside at all meetings of the DRC. He/she shall appoint each committee and shall perform the duties necessary or incidental to his/her office.
C. Vice-Chairperson. The vice-chairperson is chairperson in the absence of the chairperson or in case of inability of the chairperson to act. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.100 Duties of Design Review Commission.
The Design Review Commission (DRC) shall review the design of the following projects:
A. New commercial, office or industrial construction, and site improvements.
1. Notwithstanding any other provision of this title, design review of a retail building or complex of retail buildings containing in excess of seventy-five thousand (75,000) square feet of leasable space shall also be subject to review by the City Council upon referral to the City Council by the City Planning Commission.
B. Commercial, office or industrial remodeling that would substantially alter the external appearance, including exterior painting for approval of selected colors. The Director may review/approve minor modifications which are consistent with the architectural character of the building.
C. Single-family dwelling remodeling referred to the DRC by the Director pursuant to DMC 18.23.110(B)(1).
D. New multiple-family residential, including conversion of existing structures, of three (3) or more units.
E. Multiple-family residential remodeling that would substantially alter the external appearance. The Director may review/approve minor modifications which are consistent with the architectural character of the building.
F. Signs in industrial, commercial, office and multiple-family residential districts except that:
1. Signs regulated by a master sign program for a building or complex, and previously approved by the City Planning Commission, which are in compliance with said master sign program shall be approved administratively, concurrently with the issuance of a building permit.
2. Modifications to previously approved existing signage or preexisting nonconforming signage, such as color, lettering, logos, or other design features of the face(s) of the sign, where there will be no change in the dimensions, height, location, or placement of the signage shall be approved administratively, concurrently with the issuance of a building permit.
3. Temporary signs for the purpose of advertising or announcing events, activities, or messages sponsored by public, nonprofit, fraternal, or community service organizations are exempt from design review.
G. Single-family dwellings or duplexes intended for use as a production design pursuant to DMC 18.23.170.
H. All plans for new construction or external remodeling in the downtown Dixon area which requires a building permit:
1. Consistent with the downtown Dixon design guidelines as adopted by Resolution 07-101.
2. Referred by the Director for review and comment (not approval/disapproval) to any business organization or civic organization with a compelling interest in downtown which requests such referral in writing on an annual basis. [Ord. 13-008 § 2; Ord. 13-009 §§ 2(1), (19); Ord. 15-002 § 45.]
18.23.110 Duties of Community Development Director.
A. The Director shall serve as secretary and staff to the DRC.
B. The Director is authorized to:
1. Approve or approve with conditions the building plans of a single-family dwelling or duplex if the design conforms to the design standards contained in DMC 18.23.170; provided, that notice is given pursuant to DMC 18.23.120(B) of any review of a duplex; or
2. Refer the building plans of a single-family dwelling or duplex to the DRC for formal review under procedures established in DMC 18.23.130 and design standards contained in DMC 18.23.170 when:
a. The single-family dwelling or duplex is of an unusual design that is not compatible with the neighborhood.
b. The single-family dwelling or duplex is relocated from another site.
3. Approve the design of secondary living units if the design conforms to the design standards contained in DMC 18.23.170.
C. No filing fee is necessary for the design review by the Community Development Director unless the project is referred to the DRC, then the residential design review fee in the amount as set forth by resolution of the City Council. [Ord. 13-008 § 2; Ord. 13-009 §§ 2(1), (20); Ord. 15-002 § 46.]
18.23.120 Application procedure and fee.
A. Application for a design review permit shall be made to the Community Development Department. The application shall include all documents specified on the application form and a fee in the amount as set by resolution of the City Council.
B. Upon receipt of a complete application for design review which is subject to such review by the DRC at a noticed public hearing, the Director shall refer the design to a regularly scheduled meeting.
1. Notice of the public hearing shall not be given less than ten (10) calendar days prior to the date of the hearing by posting a notice, including time and place of meeting, at City Hall and by mailing a notice to all persons whose names appear on the latest adopted tax roll of the Solano County Assessor’s office as owning property within five hundred (500) feet of the boundaries of the property the use of which is the subject of the hearing.
2. At the meeting the DRC shall consider the design and shall approve, approve with conditions, or disapprove the application. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.130 Review procedures.
A. The review procedure for all applications may consist of a preliminary plan and a final plan or just the latter. The DRC encourages a preliminary and final plan in instances of large or complicated development projects.
B. Preliminary review by the DRC has the following purposes:
1. Indicate to the applicant major areas of deficiency and good design;
2. Instruct the applicant as to sections of the project which are unacceptable or need minor revisions; and
3. Inform the DRC on the scope of the project for the final review stage.
C. When any project is brought before the City Planning Commission which requires DRC approval, the City Planning Commission shall, before it takes action on such project, refer it to the DRC for review and comment. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.140 Application for building permit.
Upon approval or conditional approval of the design review application, an application for a building permit may be filed. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.150 Functions of design review.
The functions of design review are to review the following:
A. Siting of all structures;
B. Landscaping, fencing, and other screening as designed on a landscape or irrigation plan featuring all existing trees and shrubs and proposed plantings;
C. Design of all circulation and parking and loading facilities for automobiles and bicycles;
D. Location, design and screening of garbage/recycling facilities;
E. Details of fencing, public works items such as curb cuts, curbs, gutters, sidewalks, sidewalk design, drainage, and fire hydrants;
F. Location, design and intensity of all exterior lighting;
G. Location and design of addressing system or graphics and mail delivery system;
H. Location and design of all required open space areas;
I. Exterior elevations or perspective drawings of structures including but not limited to building height, description of all building materials, building colors, screening of utility meters and mechanical equipment;
J. Design, placement, dimension, colors of all proposed signs and exterior graphics as required by this title;
K. Design and placement of facilities for disabled persons; and
L. Design of facilities for compliance with Attachment 4 of California State Water Resources Control Board’s Water Quality Order No. 2003-005-DWQ, as may be amended, supplemented or superseded. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.160 Principles to be followed.
In carrying out the purposes of this chapter with respect to the external design of buildings and site plans of all proposed new buildings, structures or uses for which design review is required, the following principles shall be applicable:
A. It is the intent of this chapter that the review exercised shall be the amount necessary to achieve the overall objectives of this chapter;
B. Good architectural character is based upon the suitability of a building or site for its purpose; upon the appropriate use of sound materials, good relationship with other structures and the character of the City; and upon the principles of harmony, preparation and design in the elements of the building or site;
C. Good architectural character and site planning design are not, in themselves, more expensive than poor architectural character and poor site planning design, and are not dependent upon the particular styles of architectural or site plan design selected. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.170 Single-family dwellings, duplexes and secondary living units design standards.
A. The architectural style, scale, height, material, setbacks and roof line of a single-family dwelling, duplex or secondary living unit shall be compatible with existing buildings in the area and with the goals and objectives of the General Plan.
B. The exterior of a single-family dwelling and duplex shall have a variety of materials, colors and textures without producing excessive variety which would disrupt the unity of design.
C. A single-family dwelling, duplex or secondary living unit shall have a roof pitch of not less than three (3) inches of vertical rise for each twelve (12) inches of horizontal run, unless the architectural style of the building makes it incompatible with the overall design.
D. A single-family dwelling, duplex or secondary living unit shall have a roof overhang of not less than twelve (12) inches measured from the vertical side of the structure, unless the architectural style of the building makes it incompatible with the overall design.
E. Roofing material for a single-family dwelling, duplex or secondary living unit shall be composition shingles, wood shingles or shakes, masonry tiles, or other materials commonly found on residential structures in the surrounding area. Shiny metallic roofing materials are discouraged.
F. Exterior siding material for a single-family dwelling, duplex and secondary living unit shall be similar to that which is commonly found on residential structures in the surrounding area and should consist of the following: wood, stucco, glass, brick, stone or other masonry products. Synthetic products of a similar appearance and texture and equivalent durability may be permitted. Shiny metallic surfaces are discouraged.
G. The garage (either attached or detached) or a carport shall have exterior covering and roofing material the same as the single-family dwelling, duplex or secondary living unit with which it is associated.
H. A single-family dwelling, duplex or detached secondary living unit should be designed and oriented on the lot to enhance its energy conservation features, including both passive and active solar systems.
I. Where feasible, the design should incorporate solar energy including, but not limited to, photovoltaic systems and solar hot water systems. Design shall comply with the conservation regulations, as provided in Chapter 18.36 DMC.
J. Where feasible, the design should allow for home “visitability” by disabled individuals, and substantially comply with those visitability standards being developed by the California Department of Housing and Community Development in response to Cal. Health & Safety Code § 17959 and any related standards which may be adopted by the City Council. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.180 Community Development Director or Design Review Commission may impose conditions.
The Director or DRC may, in its action of approving an application for design review, impose conditions upon the issuance of a building permit if the Director or DRC finds and determines that the design of the structure as proposed in the application does not meet the principles and standards set forth in DMC 18.23.160 or 18.23.170. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.190 Procedure upon disapproval of application.
If the Director or DRC disapproves an application for design review, he or she/it shall state in writing his or her/its findings and conclusions in detail and shall furnish the applicant with the findings within ten (10) days of the disapproval of the application. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.200 Time limits.
The applicant must obtain a building permit within one (1) year after the Director or DRC approval of design review becomes effective unless prior to the expiration of one (1) year an application for an extension of time is filed with the Director. If a building permit is not obtained within said one (1) year period or any extension thereof granted by the Director or DRC, any approval shall automatically lapse and a new application will be required as set forth in DMC 18.23.120. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]
18.23.210 Appeal from decision of Community Development Director or Design Review Commission.
The applicant or any interested party, including a member of the DRC, the City Planning Commission, or the City Council, who is dissatisfied with any determination of the Director or DRC may appeal that action, in accord with the procedures prescribed in Chapter 18.40 DMC, as follows:
A. If the Planning Commission acts as the DRC, the appellant may appeal to the City Council by filing a notice of appeal with the City Clerk within ten (10) days after the DRC action.
B. If the Director is acting as the DRC, the appellant may appeal to the City Planning Commission, by filing a notice of appeal with the City Clerk within ten (10) days after the Director’s action. [Ord. 13-008 § 2; Ord. 13-009 § 2(1).]