Table of Contents

Design Review

The city's development code establishes a system of design review (§40.20) that offers a "safe harbor" administrative review process under Design Standards as well as a discretionary review with a public hearing under Design Guidelines. There are three categories of design review (§40.20.15): Design Review Compliance Letter (Type I), Design Review Two (Type II), and Design Review Three (Type III). The code lists which projects require which type of design review and the approval criteria for each process.

Solar Energy

The city's development code exempts solar energy systems from screening requirements                    (§60.05.15.5.C).

Planned Unit Development standards encourage building orientation that maximizes solar exposure for passive solar gain (§60.35.05.3). They also offer architectural design incentives that allow a 10% reduction in open space in exchange for 90% of lots meeting solar access requirements (§60.35.50.2).

The development code includes a section on Solar Access Protection with extensive illustrations provided. In new developments, 80% of lots must comply with one of 3 options for solar orientation. Exemptions are provided for existing shade from buildings and trees (§60.45.10). A Solar Balance Point section requires applicants for building permits in R10, R7, and R5 zones to provide a Solar Site Plan in which the height of the solar shade point must comply with detailed requirements (§60.45.15).

Accessory solar systems are permitted residential accessory structures (§60.50.05.3).

The development code provides for solar access protection; residential property owners may apply for protection of solar access for a solar feature. Pre-existing and solar-friendly vegetation are exempt from approvals. Approval expires within a year if the solar feature has not been installed within that time (§40.65.15.E.2).

Transit-Oriented Development

The city’s development code includes five types of mapped transit-oriented development (TOD) districts for light and commuter rail station areas (§20.20). The RC-TO Downtown Regional Center—Transit Oriented District is designed to help establish a traditional pedestrian-friendly downtown. The SC-MU Station Community—Multiple Use District encourages a pedestrian-friendly mix of office, retail, service, and multifamily residential uses with minimum densities and intensities. The SC-HDR Station Community—High Density Residential District encourages pedestrian-friendly multifamily residential development with no maximum density. The SC-S Station Community—Sunset District is designed to implement the land-use goals of a specific station area plan. The SC-E1 and SC-E3 Station Community Employment Sub Areas 1 and 3 Districts are designed to encourage light industrial, office, and institutional uses with a job density goal of 40 employees per acre.