§ 16.32.170. New development and redevelopment.

The following specific procedures and standards shall be applied to proposed changes in product sizes within single-family residential tracts in which a previously approved product was constructed. If a residential product was approved and not built, this section of the code shall not apply. Evaluation of the proposed changes shall be by director's review based upon the standards, criteria and findings for reviewing development plans in accordance with the site plan review process, except in the event that changes in product size of twenty-five (25) percent or greater increase or decrease, based on a weighted average, are proposed. If the change is twenty-five (25) percent or greater, evaluation shall be by the planning commission based upon the standards, criteria and findings for reviewing development plans in accordance with the architectural review process.

A.

Compatibility. Proposed product changes shall incorporate the following criteria to provide continuity and integrity within the neighborhood:

1.

All proposed homes shall have compatible architecture, materials, colors, roof lines and frontage widths with built homes in the tract; and

2.

All proposed walls and fencing shall be compatible with existing fencing.

B.

Transition Area. If a transition area is required, it shall consist of three to five homes and shall be established side to side and across the street from any built homes. This transition area may be adjusted to meet any immediate physical barrier such as a street, flood control channel, or open space area and shall address the following:

1.

Proposed homes closest in design and size to the built homes shall be placed in the transition area;

2.

Two-story homes shall be located side to side or across the street from existing two-story homes; and

3.

One-story homes shall be located side to side or across the street from existing one-story homes.

C.

Degree of Change of Product Size. The degree of change shall be determined from the percent difference between the weighted average square footage of the units built (total square footage of all built units divided by the number of units) and the weighted average square footage of the proposed units (total square footage of all proposed units divided by the number of units).

1.

Product Change of Fifteen (15) Percent or Less.

a.

Must provide compatibility per subsection (A) of this section;

b.

Requires no notice to adjacent property owners.

2.

Product Change is more than Fifteen (15) Percent, but less than Twenty-Five (25) Percent.

a.

Must provide compatibility per subsection (A) of this section;

b.

Must provide a transition area per subsection (B) of this section;

c.

Notice of the proposed change and a ten-day comment period from the date of mailing of the notices shall be sent to the property owners within the subject tract (or sub-tract, if applicable) and to any other property owners within three hundred (300) feet of any of the proposed homes.

3.

Product Change is Twenty-Five (25) Percent or Greater.

a.

Must provide compatibility per subsection (A) of this section;

b.

Must provide a transition area per subsection (B) of this section;

c.

The proposal shall be subject to approval of an architectural review modification pursuant to Section 17.72 by the planning commission after a duly noticed public hearing;

d.

Notice of public hearing to review the proposed change shall be mailed to the property owners within the subject tract (or sub-tract, if applicable) and to any other property Owners within three hundred (300) feet of any of the proposed homes.

(Ord. No. 1021, § 1, 7-28-10)