§ 17.61.030. Design Review

A.

Purpose. Design Review is intended to implement urban design goals and policies and the Citywide design principles in the General Plan and to apply the City's adopted design guidelines to Design Review. More specifically, the purposes of Design Review are to:

1.

Apply Citywide urban design principles to ensure that new construction supports the best of the City's architectural traditions;

2.

Encourage new structures that show creativity and imagination, add distinction, interest, and variety to the community, and are environmentally sustainable;

3.

Promote architectural and design excellence in new construction and discourage poor- quality development;

4.

Ensure that future development should:

a.

Reflect the values of the community;

b.

Enhance the surrounding environment;

c.

Visually harmonize with its surroundings and not unnecessarily block scenic views; and

d.

Avoid nostalgic misrepresentations that may confuse the relationships among structures over time.

5.

Ensure that new landscaping provides a visually pleasing setting for structures on the site;

6.

Promote the protection and retention of landmark, native, and specimen trees and if feasible mature canopy trees and other significant landscaping of aesthetic and environmental value;

7.

Ensure that the design, quality, and location of signs are consistent with the character and scale of the structures to which they are attached and are visually harmonious with surrounding development; and

8.

Promote the conservation, enhancement, preservation, and protection of historic resources.

B.

Applicability. All projects are subject to Design Review in compliance with this Section, excluding exempted projects identified in Subparagraph 5., below.

1.

Review authority. The review authority for Design Review is specified in Tables 6-2 and 6-3, below.

2.

Design Commission may delegate to the Director. The Design Commission may delegate other review and approval functions to the Director.

3.

Role of design guidelines.  

a.

Provide guidance. The approved design guidelines shall provide appropriate guidance to applicants and the applicable review authority (e.g., Design Commission or Director) on how projects subject to Design Review shall be evaluated.

b.

Consistency with design guidelines required. Design Review approval requires a finding of consistency with the applicable design guidelines. (See Subsection K. [Findings], below.)

c.

Adopting new or modified guidelines. The Design Commission shall review and comment on proposed new design guidelines, or modifications to existing guidelines, and shall forward a written recommendation to the Council for its consideration when adopting the new or modified guidelines.

5.

Exemptions and limitations. The following projects are exempt or otherwise limited from Design Review in all districts:

a.

Projects not visible from public view. Projects that in their entirety are not visible from the public right-of-way.

b.

Projects with only partial public view.  

(1)

Design Review shall concentrate on those exterior portions of the structure and related features that are in full or partial view from the public right-of-way.

(2)

Design Review may also consider interior courtyards and building elevations out of public view in order to improve the visual relationship between new construction and its surroundings, to create more open views and improved access to light and air, and to ensure that predominant architectural and landscaping treatments are appropriately incorporated into the secondary elevations and open space of the structure.

c.

Interior features and interior alterations. Interior features and interior alterations are exempt from Design Review unless they materially affect a structure's appearance from the public right-of-way.

d.

Signs. Signs having no words or symbols exceeding three inches in height and temporary signs and banners are exempt from Design Review.

TABLE 6-2 - THRESHOLDS FOR DESIGN REVIEW AND DEMOLITION REVIEW IN THE CENTRAL DISTRICT
Project Type	Review Authority
1. New Construction.
Structures up to 5,000 sq. ft.* or residential projects with nine or fewer dwelling units.	Director
Structures 5,000 sq. ft.* or more or residential projects with 10 or more dwelling units.	Design Commission
2. Existing Structures: Major Rehabilitation and Substantial Alterations.
Arroyo Corridor, Civic Center, Lake Avenue, Old Pasadena, Playhouse District, and Urban Housing.
Structures up to 10,000 sq. ft.*	Director
Structures 10,000 sq. ft.* or more.	Design Commission
3. Existing Structures: Minor Rehabilitation and Minor Alterations.
A. Civic Center, Lake Avenue, Old Pasadena, and Playhouse District.
All structures.	Director
B. Arroyo Corridor and Urban Housing.
Historic resources.	Director
All other structures.	No Review
4. New Storefronts and Alterations to Existing Storefronts.
All structures.	Director
5. Signs.
New signs and awnings, replacement of existing building identity signs in existing locations (copy/logo change only).	Director
New building identity wall signs.	Design Commission
6. Demolition Reviews; Relief from Replacement Building Permit.
Historic resources.	Director
Qualifying historic structures, designated or eligible for designation.	Design Commission
7. Public Projects.
New construction of structures up to 5,000 sq. ft.* (for projects open to public view) and major rehabilitation or substantial alterations to existing buildings up to 10,000 sq. ft. Minor projects, as defined in Section17.80.020.H, affecting historic resources.	Director
New construction of structures 5,000 sq. ft.* or more and major rehabilitation or substantial alterations to existing buildings 10,000 sq. ft.* or more. Minor projects, as defined in Section 17.80.020.H, affecting historic resources.	Design Commission (With advisory review by Historic Preservation Commission for projects affecting historic resources)
*Sq. ft. means total amount of gross floor area expressed in square feet.

 

TABLE 6-3 - THRESHOLDS FOR DESIGN REVIEW OUTSIDE THE CENTRAL DISTRICT AND ALL OTHER DISTRICTS
Project Type	Review Authority
1. New Construction
A. Major Corridors.
Structures 5,000 sq. ft., up to and including 25,000 sq. ft.* (with street frontage).	Director
Structures over 25,000 sq. ft.* (with or without street frontage).	Design Commission
B. Areas with Specific Plans.
East Colorado, East Pasadena, Fair Oaks-Orange Grove, North Lake Specific Plan and So. Fair Oaks.
Structures 5,000 sq. ft., up to and including 25,000 sq. ft.* (with street frontage).	Director
Structures over 25,000 sq. ft.* (with or without street frontage).	Design Commission
West Gateway.
Structures up to and including 25,000 sq. ft.*	Director
Structures over 25,000 sq. ft.* (with or without street frontage).	Design Commission
North Lake.
Additions up to and including 500 sq. ft. except on street-facing elevation.	Director
All other projects.	Design Commission
C. City of Gardens Standards and Senior Housing in PS District.
Nine or fewer dwelling units.	Director
Ten or more dwelling units.	Design Commission
All projects in a designated landmark or historic district outside of the Central District.	Historic Preservation Commission
D. Elsewhere — Citywide.
Structures 5,000 sq. ft., up to and including 25,000 sq. ft.* (with street frontage).	Director
Structures over 25,000 sq. ft.* (with or without street frontage).	Design Commission
2. Existing Structures: Major Rehabilitation and Substantial Alterations
A. Major Corridors.
Structures up to and including 25,000 sq. ft.* (with street frontage).	Director
Structures over 25,000 sq. ft.*	Design Commission
2. Existing Structures: Major Rehabilitation and Substantial Alterations
A. Major Corridors.
Structures up to and including 25,000 sq. ft.* (with street frontage).
Structures over 25,000 sq. ft.*	Design Commission
B. North Lake Specific Plan.
Structures up to and including 25,000 sq. ft.* (with street frontage).	Director
Structures over 25,000 sq. ft.*	Design Commission
3. Existing Structures: Minor Rehabilitation and Minor Alterations.
West Gateway Specific Plan.
Qualifying historic structures, designated or eligible for designation.	Director
All other structures.	No Review
4. Signs.
New signs and awnings (for all projects requiring Design Review only).	Director or Design Commission
5. Service Stations and Vehicle-washing Facilities.
Minor rehabilitation and minor alterations.	No Review
Major rehabilitation of an existing facility.	Director
New construction of a new facility.	Design Commission
6. Public Projects.
New construction of structures up to 5,000 sq. ft.* (for projects open to public view) and major rehabilitation or substantial alterations to existing buildings up to 10,000 sq. ft.* Minor projects, as defined in Section 17.80.020.H, affecting historic resources.	Director
New construction of structures 5,000 sq. ft.* or more and major rehabilitation or substantial alterations to existing buildings 10,000 sq. ft.* or more. Minor projects, as defined in Section17.80.020.H, affecting historic resources.	Design Commission (With advisory review by Historic Preservation Commission for projects affecting historic resources)
*Sq. ft. means total amount of gross floor area expressed in square feet.

 

C.

Scope and stages of Design Review.  

1.

Stages of Design Review. Design Review shall consist of the following three stages:

a.

Preliminary consultation; (See Subsection D., below.)

b.

Concept Design Review; and (See Subsection E., below.)

c.

Final Design Review. (See Subsection F., below.)

2.

Combining Design Review. The Director may authorize combining of Concept and Final Design Review into a one-step Consolidated Design Review. (See Subsection G., below.)

3.

May require 50 Percent Design Review.  

a.

As a condition of Concept Design Review, the Design Commission may require an advisory 50 Percent Design Review of a project.

b.

The 50 Percent Design Review shall be advisory and not subject to an appeal or call for review.

D.

Preliminary consultation. Preliminary consultation is an informal discussion between the Director and the applicant to explain to the applicant the applicable design guidelines, findings, and procedures that will apply to the project, and to discuss compliance of the project with the design guidelines.

E.

Concept Design Review.  

1.

Purpose. Concept Design Review is the primary step in the Design Review process. Applications for Concept Design Review normally address the basic design of a project, including compatibility with surroundings, massing, proportion, siting, solid-to-void relationships, and compliance with applicable design guidelines.

2.

Procedures. Concept Design Review applications shall be processed in compliance with Chapter 17.60 (Application Filing and Processing) except as provided in this Section.

3.

Public hearing required. A public hearing shall be held on all Concept Design Review applications for which the Design Commission is the original review authority. The hearing shall be noticed and conducted in compliance with Chapter 17.76 (Public Hearings).

4.

Period of validity. Concept Design Review approval shall be subject to the validity provisions of Chapter 17.64 (Permit Implementation, Time Limits, and Extensions).

F.

Final Design Review.  

1.

Purpose. Final Design Review is the final phase of the review process. It normally focuses on construction details, finishes, materials, and landscaping, and on consistency of the project with the design approved during Concept Design Review and compliance with the conditions of the approved Concept Design Review.

2.

Review authority. The Director shall be the review authority for Final Design Review, unless the Design Commission, acting as review authority during Concept Design Review, requires that it also conduct Final Design Review.

3.

Public hearing not required. A public hearing is not required for Final Design Review.

4.

Period of validity. Final Design Review approval shall be subject to the validity provisions of Chapter 17.64 (Permit Implementation, Time Limits, and Extensions).

G.

Consolidated Design Review.  

1.

One-step procedure. The Director may authorize consolidating Concept and Final Design Review applications into a one-step procedure.

2.

Comply with Concept procedures. Applications for Consolidated Design Review shall be processed in compliance with the procedures for Concept Design Review.

3.

Period of validity. The period of validity shall be the same as for Final Design Review.

H.

Expedited Design Review.  

1.

Awnings, paint colors, and signs. Applications for awnings, paint colors, and signs that meet the following criteria may be approved at the sole discretion of the Director, but with a five-day appeal period in compliance with Chapter 17.72 (Appeals):

a.

Application is to replace a similar item existing on the structure in the same general location (e.g., like for like);

b.

Awning fabric replacement;

c.

Change of a face panel or copy on an existing sign;

d.

Change of logo/graphics for an existing sign;

e.

Paint scheme changes;

f.

Replacing a projecting, flat-paneled sign on an existing bracket(s); and

g.

Wall-mounted sign with no interior illumination.

2.

Required findings; Compliance with Zoning Code and consistency with design guidelines. In all cases the request shall comply with the awning and sign regulations in the Zoning Code and shall be consistent with the design guidelines — as determined to be applicable by the Director.

I.

Procedures.  

1.

Standard procedures. The provisions of Chapter 17.60 (Application Filing and Processing) shall apply to the Design Review process, except as modified by this Section.

2.

Time limits on Director's decisions. Where the Director is the review authority, and a public hearing is not required, the Director shall render a decision on the application, and provide written notice thereof to the applicant, within 15 days of finding the application complete.

3.

Notice of decision. Written notice of all decisions on Design Review applications shall be provided to the applicant after the decision is made.

4.

Effective date. Final action on a Design Review shall be effective on the 11th day after the date of the decision, in compliance with Chapter 17.64 (Permit Implementation, Time Limits, and Extensions).

5.

Design conditions.  

a.

Changes in a project required as a condition of Design Review approval may include density, height, open space, parking or loading, and sign requirements, as long as the conditions are not more restrictive than those prescribed by applicable zoning district regulations or a valid Adjustment Permit, Conditional Use Permit, Development Agreement, Master Plan, Planned Development, Variance, or other legislative or zoning entitlements.

b.

The role of Design Review for projects proposing new and amended Master Plans and Planned Developments shall be limited to recommendations to the Commission and Council on aesthetic and urban design issues related to architecture, landscaping, site plan, and related aesthetic issues, as well as historic preservation. Additionally, recommendations regarding the future scope of Design Review for the area within a Master Plan, and comments on the aesthetic/cultural resources of a draft environmental study are appropriate.

c.

Design Review may require appropriate site plan revisions (e.g., different arrangements of open space), as well as revisions to the proposed building massing and transitions in scale of the structure(s), especially in historic districts to achieve greater compatibility between new construction and existing historic resources.

6.

Modifications.  

a.

Minor changes. The Director or the Design Commission may, without notice or public hearing, approve minor changes to the plans, elevations, or conditions of approval upon determining that the changes are minor and consistent with the intent of the original approval.

b.

Major changes. Major changes shall be subject to the provisions governing changes to an approved project in compliance with Chapter 17.64 (Permit Implementation, Time Limits, and Extensions).

J.

Public hearing provisions.  

1.

Standard notice provisions. Where a public hearing is required, notice shall be given and the hearing shall be conducted in compliance with Chapter 17.76 (Public Hearings).

2.

Notice for alteration projects. Where the project for which the hearing is held involves only alterations, mailed and posted notice shall be distributed within 500 feet of the subject site's boundaries, in compliance with Chapter 17.76 (Public Hearings).

3.

Combined notice allowed. Combined notice may be given where:

a.

A project requires a discretionary permit, in addition to Design Review, in compliance with this Zoning Code;

b.

The permit will authorize construction of the project; and

c.

The hearing for the permit is held before the Design Review hearing.

4.

Combined notice provisions.  

a.

In these cases, the hearing notice for the Design Review hearing may be combined with the hearing notice for the underlying permit hearing and a separate hearing notice for the Design Review hearing need not be prepared and distributed.

b.

The hearing notice shall state that a hearing on the design of the project will be held at a future date, and shall identify the name, address, and phone/fax number or e-mail address of a staff person to contact for information regarding the Design Review hearing date.

K.

Findings. The following findings shall be made before approval of a Design Review application.

1.

For all applications. The project's design is consistent with

a.

The purposes of this Section; and

b.

Any applicable design guidelines adopted by the Council.

2.

Historic resources in the Central District. In addition to the two findings identified in Subparagraph 1., above, the alteration to a designated historic resource or resource qualifying for a historic designation in the Central District is consistent with the Secretary's Standards.

3.

Alterations to structures with 6L or 7N status code. In addition to the two findings in Subparagraph 1., above, the alteration to a structure with 6L or 7N status code in the Central District is consistent with the Secretary's Standards, or alternatively, with other adopted design guidelines. The Director may choose not to apply these standards due to a loss of historic integrity or setting.

4.

Demolitions, relocations, and demolitions without a Building Permit for a replacement structure in the Central District. In addition to the two findings identified in Subparagraph 1., above, the demolition, relocation, and demolition without a Building Permit for a replacement structure in the Central District is consistent with the findings identified in Section 17.62.090 (Alteration, Demolition, or Relocation of a Historic Resource).

(Ord. 7215 §§ 2—4, 2011; Ord. 7160 § 58, 2009; Ord. 7139 § 8 (Exh. 2, 3), 2008; Ord. 7129 § 4, (Exh. C), 2008; Ord. 7099 § 41, (Exh. 25), 2007)