A. 
Purpose. The purpose of this section is to provide a process for the appropriate review of development projects.
B. 
Intent. The intent of this section is to ensure that all approved site and structural development:
1. 
Respects the physical and environmental characteristics of the site;
2. 
Ensures safe and convenient access and circulation for pedestrians and vehicles;
3. 
Exemplifies the best professional high-quality design practices;
4. 
Allows for and encourages individual identity for specific uses and structures;
5. 
Encourages the maintenance of a distinct neighborhood and/or community identity;
6. 
Minimizes or eliminates negative or undesirable visual impacts; and
7. 
Provides for the adequate dedication of land for public purposes and the provision of public infrastructure associated with the subject development.
(Ord. 19-03 § 3, 2019)
A. 
Two Levels. Two levels of Site Development Permits are established, and the thresholds set forth below shall apply.
B. 
Major. A Major Site Development Permit requires a discretionary Planning Commission review process that includes public notice with a public hearing conducted as is required for all Planning Commission actions. The following projects shall require a Major Site Development Permit:
1. 
Any new construction or addition to an existing commercial, mixed-use, industrial, or private institutional structure or group of structures involving greater than 2,500 square feet of gross floor area.
2. 
Any structural project involving a tentative parcel map or tentative subdivision map, with the Commission's review of any multi-family residential subdivision limited to adherence of the project to the objective design criteria established in this title and any applicable design guidelines.
3. 
Any project requiring a Conditional Use Permit.
4. 
Any multi-family residential development project, including duplex developments, with the Commission's review limited to adherence of the project to the objective design criteria established in this title and any applicable design guidelines.
C. 
Minor. A Minor Site Development Permit consists of a staff-level review with public notice provided but with no public hearing required. A Minor Site Development Permit shall be required for any proposed addition to an existing multi-family residential, commercial, mixed-use, industrial, or private institutional structure or group of related structures whereby the addition is 2,500 square feet or less of gross floor area.
(Ord. 19-03 § 3, 2019)
A. 
Application. An application for Site Development Permit shall be filed and processed in compliance with Section 17.30.030 (Application Filing). The application shall include the information and materials specified in the most up-to-date Department handout for Site Development Permit applications, together with any required fee. It is the responsibility of the applicant to provide evidence in support of the findings required by Section 17.44.060 (Required Findings and Decision), below.
B. 
Review. The following criteria shall be considered during the review of a Site Development Permit application, including, but not limited to:
1. 
Compliance with this title and all other applicable City regulations and policies;
2. 
Efficient site layout and design;
3. 
Applicable environmental review;
4. 
Compatibility with neighboring properties and developments with regard to setbacks, building heights, massing, location of parking facilities, and similar site design and building design features that shape how a property appears within a broader, definable neighborhood or zone context;
5. 
Efficiency and safety of public access and parking and loading facilities;
6. 
The compatibility in scale and aesthetic treatment of proposed structures with public areas;
7. 
The adequacy of proposed driveways, landscaping, parking spaces, onsite and off-site parking, pedestrian improvements;
8. 
The placement and use of private open spaces;
9. 
The use of design techniques such as façade articulation, use of varied building finishes and materials, varied rooflines, and stepped-back stories to break up building massing;
10. 
Privacy considerations with regard to the placement and orientation balconies and windows;
11. 
Appropriate open space and use of water-efficient landscaping both to enhance overall site design and to provide privacy screening;
12. 
Consistency with the General Plan and any applicable specific plan; and
13. 
Consistency with any adopted design guidelines, policies, and standards applicable to the property and in particular, the provisions of Section 17.08.045 (Design Standards).
(Ord. 19-03 § 3, 2019)
In approving a Site Development Permit application, the responsible review authority may impose any conditions deemed reasonable and necessary to ensure that the approval will comply with this chapter, State law, and with the findings required by Section 17.44.060 (Required Findings and Decision).
(Ord. 19-03 § 3, 2019)
A. 
Decision—Minor Site Development Permit. Within 21 days of deeming a Minor Site Development Permit application complete, the Director shall act to approve, approve with conditions, or deny the application.
B. 
Decision—Major Site Development Permit. Decisions on Major Site Development Permit applications shall be made by the Commission through the public hearing process specified in Section 17.44.020(B) (Two Types of Site Development Permits—Major and Minor).
C. 
Required Findings. Before a Site Development Permit application may be approved, the responsible review authority shall make the following findings:
1. 
The proposed project is allowed within the subject zone;
2. 
The proposed project complies with all of the applicable criteria identified in 17.44.030(B) (Application Processing, Filing, and Review—Generally), above;
3. 
The proposed project is in keeping with the character of the neighborhood, in terms of the structure(s) general appearance;
4. 
The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, texture, and color, and will remain aesthetically appealing and retain an appropriate level of maintenance; and
5. 
The proposed development would not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity.
(Ord. 19-03 § 3, 2019)