Application Requirements for Developments
For Remodels, Additions, and New Construction
An application, in general, receives ARC
Concept, Preliminary, and Final Details reviews. The ARC reviews a plan for Concept to
approve or deny the general idea and layout of the proposal. This review is designed
as an initial evaluation and for comments regarding the siting, form, mass, and style of
the project prior to the preparation of developmental drawings or full working drawings.
ARC Resolution 98-02 - Concept Plan
Review Requirements
The following information has been determined
by the Architectural Review Committee to be the minimum required for a Concept
application. All applications must be complete to be scheduled for review. Incomplete
applications will be returned without review. If you can demonstrate that the design can
be fully explained without all of the information identified in these requirements, the
Planning Division may waive one or more of the identified plan requirements. The applicant
should obtain any waiver(s) prior to submittal of the application. Click here to
see Submittal Requirements for ARC Preliminary Review.
General Information
- All plans must be legible and at an adequate scale to show
sufficient detail to properly
evaluate the design.
- All plans must include owner's name, and applicant's name if
applicant is not the owner.
- All plans must include the property's address (if property
is a vacant lot, contact the Building & Safety Division at 831.646.3891 for an address
designation).
- Floor and elevation plans are to be prepared at the same
scale.
- Two sets of full-size plans and one 8 1/2" x 11"
reduced copy are required for ARC project applications. All lettering and dimensions on
the reduced copy must be legible.
- All plans must include the scale, a north arrow, and the
name of the person who prepared the plans.
- All plans must include a project summary designating: 1)
type of project, 2) lot area,
3) existing square footage, 4) proposed square footage, 5) total square footage, 6) lot
coverage, 7) Floor Area Ratio (FAR), 8) number of parking spaces required, and 9) number
of parking spaces provided.
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Neighborhood Compatibility
Checklist
If application is for a residential project that is new
construction, 2-story construction, and/or a major remodel that is visible to the street
complete and submit the Neighborhood Compatibility Checklist.
(in Adobe Acrobat PDF file format)
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Site PIan or Plot Plan
- Show all existing and proposed improvements
- Show minimum required property line and yard setbacks
- Dimension proposed setbacks to property lines
- Indicate status of existing site/structures (i.e., to be
removed, unchanged, to be renovated)
- Show all property lines and off-site improvements (e.g.,
sidewalk, curb, gutter, street trees)
- Show all driveways, parking areas, walkways, patios and
other impervious surfaces
- Show existing trees and large shrubs:
• Indicate their status (i.e., to be removed, preserved,
transplanted);
• If property is vacant, show all trees over 2" in diameter as
measured 4.5' above the ground
• If property is developed, show all trees over 6" in diameter
as measured 4.5' above the ground;
- Show all landscape areas
- Accurately establish and draw in a professional manner
topography and slopes:
• If property is level, include spot elevations at property comers,
at building comers, and at driveway comers.
• If property slopes, show slope contours.
• Interval between contours will depend on steepness of slope.
- If the site has special and/or distinctive features such as
steep slopes, numerous trees, creeks, or drainage courses, the Planning Division may
require the property to be surveyed by a licensed surveyor or civil engineer prior to
Concept review.
- Indicate method for controlling on-site drainage and
direction of drainage
- Show proposed floor elevation of first floor
- Show all existing and proposed retaining walls and/or
manufactured slopes
- Indicate locations of all commercial identification signs
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Floor Plan
- Show existing floor plans, if applicable
- Show proposed floor plans; Show door and window locations
- Label rooms and stairs; Show on first floor outline of
second floor if footprint differs
- Indicate all finish floor elevations and floor level changes
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Roof Plan
- Show roof slope and overhangs
- Identify roof material
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Elevation
- Show all elevations
- Identify all exterior building materials, including window
frames
- Dimension height to highest element of roof and height to
mid-point of roof measured from existing or finish grade, whichever is lower, on all
elevations
- Show floor lines, finish, and existing (dotted) grades at
exterior building walls
Identify roof slope
- Show all proposed detached accessory structures (e.g.,
carports, trash enclosures, storage buildings)
- Show location(s) of commercial identification signs
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Details and Sections
- Provide a building or wall section to show: offsets, eave
overhang, window trim and transition between different materials
- Provide drawings for building elements not included in wall
section (e.g., balcony, hand rail, fencing, reveals)
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Supporting Information
- Large complex building proposals must include sufficient
details to convey a complete understanding of the project. The Planning Division can
assist in identifying what additional information may be needed.
- New development should be sensitive to its immediately
surrounding neighborhood. Photographs of surrounding buildings and properties are helpful
in documenting the character of the area and assist the review.
- Models, photographs of adjacent buildings, and perspective
drawings may help explain the project to the Architectural Review Committee and to the
public. Submittal of this type of supporting information is encouraged by the
Architectural Review Committee.
- Photographs of existing on-site buildings and improvements
may be substituted in lieu of elevation and detail drawings for minor addition
applications.
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Additional Information
Additional information regarding Architectural Review
Committee procedures, fees, meeting schedules,
Neighborhood Plans, and adopted design guidelines is available at the Community
Development Department, or call 831.646.3885.
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