Chapter 17.104
DESIGN REVIEW

Sections:

17.104.010  Requirement for review.

17.104.020  Application review.

17.104.030  Design review submittal requirements.

17.104.040  Design expectations.

17.104.050  Plan evaluation.

17.104.060  Approval process.

17.104.070  Appeal.

17.104.010 Requirement for review.

The following projects shall be processed through the design review process set forth in this chapter.

A. New construction of (or expansion of, or remodeling which changes the appearance of) multi-family, office, commercial, industrial or quasi-public development.

B. Mobile home or trailer parks.

C. Conversion of single-family dwellings to nonresidential uses, including offices, retail stores and bed and breakfast establishments.

D. Conversion of apartments, office, commercial or industrial buildings into condominiums.

E. Any project involving an intensification of land use, including conversion of service commercial or industrial uses to a retail commercial use.

F. Single-family homes, in conjunction with a tentative map (whether vesting or otherwise).

G. Single-family homes, not in conjunction with a tentative map. (Ord. 05-07 § 1, 2005; Ord. 04-06 § 2, 2004)

17.104.020 Application review.

A. The planning commission shall have final authority related to the design review of the following:

1. All projects listed in HMC 17.104.010(A) through (F);

2. Appeals of decisions by the city of Hughson planning director related to the design review of permits for new single-family homes.

B. The city of Hughson planning director shall have final authority related to the design and architecture of the following:

1. Building permits for new single-family homes that were not previously reviewed as part of a tentative parcel map, vesting tentative parcel map, tentative subdivision map or vesting tentative subdivision map. (Ord. 05-07 § 1, 2005; Ord. 04-06 § 2, 2004)

17.104.030 Design review submittal requirements.

The applicant shall file the following information with the planning director for review:

A. Completed and signed application form including name, address and telephone number of applicant.

B. Application fee as established by resolution of the city council.

C. A copy of all entitlements granted for the property by the city, including conditions of approval and the environmental documentation.

D. A copy of all required state and federal permits.

E. Site plan.

F. Building design plans, including floor plans and elevations.

G. Material samples and color board.

H. A self-certification checklist.

I. Other material and information as requested by the planning director or by the planning commission. (Ord. 05-07 § 1, 2005; Ord. 04-06 § 2, 2004)

17.104.040 Design expectations.

The council shall from time to time by resolution adopt design expectations or guidelines. (Ord. 05-07 § 1, 2005; Ord. 04-06 § 2, 2004)

17.104.050 Plan evaluation.

In reviewing projects the following criteria shall be considered:

A. Project compliance with the general plan and any applicable specific plans and zoning ordinances;

B. Conformance with any adopted design expectations or design guidelines;

C. Conformance with any project specific design standards applicable to the project;

D. Compatibility of building materials textures and colors with surrounding development and consistency with the general design theme of the neighborhood. (Ord. 05-07 § 1, 2005; Ord. 04-06 § 2, 2004)

17.104.060 Approval process.

A. All decisions made by the planning director shall be in writing and mailed to the applicant within 10 days of the decision. The planning director shall have the authority to approve, conditionally approve, or deny projects.

B. All decisions of the planning commission shall be made following a public meeting. Written notice of the time, date and place of the meeting shall be mailed to the applicant not later than 10 days prior to the date of the meeting. The planning commission may approve, conditionally approve, or deny the project. A copy of the decision, findings and any applicable conditions shall be mailed to the applicant, within 10 days of the action taken. (Ord. 05-07 § 1, 2005; Ord. 04-06 § 2, 2004)

17.104.070 Appeal.

A. If the applicant or any other person is dissatisfied with any decision made by the planning director, such person may appeal to the planning commission. Any such appeal must be in writing, stating the specific reasons for the appeal and the grounds asserted for relief, and must be filed with the planning director not later than 10 calendar days after the date of the action being appealed, along with the filing fee, as established from time to time by the city council. If the appeal is not filed within the time or in the manner prescribed, the right to review of the action against which the complaint is made is waived.

B. The planning commission shall conduct a public meeting for the purpose of determining whether the appeal should be granted. Written notice of the time, date and place of the hearing shall be mailed to the appellant and or the project applicant not later than 10 days prior to the date of the hearing. At the conclusion of the public meeting the planning commission shall grant or deny or conditionally grant the appeal. A copy of the written decision, findings and conditions shall be provided to the appellant and/or the project applicant, within 10 days of the action taken.

C. If the appellant or the project applicant is dissatisfied with the written decision, findings and conditions of the planning commission, either may appeal to the city council by filing a request for an appeal with the city manager not later than 10 days after receipt of the copy of the written decision, findings and conditions. The city manager shall cause the appeal to be placed on the next council meeting, which is more than 15 days from the date of receipt of the request for appeal. Written notice of the time, date and place of the hearing shall be mailed to the appellant and the project applicant not later than 10 days prior to the date of the hearing. The city council shall conduct a public meeting for the purpose of determining whether the appeal should be granted at the date, time and place scheduled. At the conclusion of the public meeting, the city council shall grant, deny or conditionally grant the appeal a copy of the written decision findings and conditions shall be provided to the appellant and/or the project applicant. The decision of the city council shall be final. (Ord. 05-07 § 1, 2005; Ord. 04-06 § 2, 2004)