The purpose of this chapter is to advance all of the following objectives in the public interest:
A. 
Carry out the development pattern and plan of the City and its comprehensive plan policies through efficient and effective review of site development proposals;
B. 
Promote the public health, safety, and general welfare;
C. 
Provide adequate light and air, and provide for adequate transportation, water supply, sewage, fire protection, pollution control, surface water management, and protection against natural hazards; and
D. 
Encourage efficient use of land resources and public services, and the provision of transportation options.
(Ord. 2017-08 §1)
Site Design Review approval is required for new development. Site Design Review approval is also required to expand a nonconforming use or development. Except as specified by a condition of approval of a prior City decision, or as required for uses subject to Conditional Use Permit approval, Site Design Review is not required for the following:
A. 
Change in occupancy from one type of land use to a different land use resulting in no increase in vehicular traffic or development;
B. 
Single-family detached dwelling (including manufactured home) on its own lot, except as required for designated historic landmarks or properties within a designated historic district;
C. 
A single duplex;
D. 
Non-residential building addition of up to 500 square feet or 10 percent, whichever is greater;
E. 
Home occupation, except for uses requiring a Conditional Use Permit;
F. 
Development and land uses that are already approved as part of a Site Design Review or Conditional Use Permit application, provided that modifications to such plans may require Site Design Review, pursuant to Chapter 17-4.2;
G. 
Public improvements required by City standards or as stipulated by a condition of land use approval (e.g., transportation facilities and improvements, parks, trails, utilities, and similar improvements), as determined by the Planning Official and City Engineer, except where a condition of approval requires Site Design Review; and
H. 
Regular maintenance, repair, and replacement of materials (e.g., roof, siding, awnings, etc.), parking resurfacing, and similar maintenance and repair.
(Ord. 2017-08 §1)
Site Design Review shall be conducted using the Type II procedure in Section 17-4.1.030, except that proposals exceeding any one of the thresholds below shall be reviewed using the Type III procedure in Section 17-4.1.040:
A. 
The proposed use's estimated vehicle trip generation exceeds 100 average daily trips, based on the latest edition of the Institute of Transportation Engineers (ITE) Manual;
B. 
The use exceeds 5,000 square feet of gross leasable floor area; or the project involves more than one acre total site area;
C. 
The proposal involves a Conditional Use (new or expanded);
D. 
The proposal involves a variance under Chapter 17-4.7;
E. 
The proposal involves expansion of a nonconforming use; or
F. 
The Planning Official determines that, due to the nature of the proposal, a public hearing is the most effective way to solicit public input in reviewing the application.
(Ord. 2017-08 §1)
All of the following information is required for Site Design Review application submittal, except where the Planning Official and the City Engineer determines that some information is not pertinent and therefore is not required.
A. 
General Submission Requirements.
1. 
Information required for Type II or Type III review, as applicable (see Chapter 17-4.1).
2. 
Public Facilities and Services Impact Study. The impact study shall quantify and assess the effect of the development on public facilities and services. The City shall advise as to the scope of the study. The study shall address, at a minimum, the transportation system, including required improvements for vehicles and pedestrians; the drainage system; the parks system; water system; and sewer system. For each system and type of impact, the study shall propose improvements necessary to meet City requirements. The City may require a Traffic Impact Analysis pursuant to Section 17-3.6.020.A(4).
B. 
Site Design Review Information. In addition to the general submission requirements, an applicant for Site Design Review shall provide the following information, as deemed applicable by the Planning Official. The Planning Official may request any information that he or she needs to review the proposal and prepare a complete staff report and recommendation to the approval body.
1. 
Site Analysis Map. The site analysis map shall contain all the following information, as the Planning Official deems applicable:
a. 
The applicant's entire property and the surrounding property to a distance sufficient to determine the location of the development in the city, and the relationship between the proposed development site and adjacent property and development. The property boundaries, dimensions, and gross area shall be identified;
b. 
Topographic contour lines at two-foot intervals for slopes, except where the Public Works Director determines that larger intervals will be adequate for steeper slopes;
c. 
Identification of slopes greater than 15 percent, with slope categories identified in five percent increments (e.g., 0%-5%, >5%-10%, >10%-15%, >15%-20%, and so forth);
d. 
The location and width of all public and private streets, drives, sidewalks, pathways, rights-of-way, and easements on the site and adjoining the site;
e. 
Potential natural hazard areas, including, as applicable, the base flood elevation identified on FEMA Flood Insurance Rate Maps or as otherwise determined through site specific survey, areas subject to high water table, and areas designated by the City, county, or state as having a potential for geologic hazards;
f. 
Areas subject to overlay zones;
g. 
Site features, including existing structures, pavement, large rock outcroppings, areas having unique views, and drainage ways, canals, and ditches;
h. 
The location, size, and species of trees and other vegetation (outside proposed building envelope) having a caliper (diameter) of six inches or greater at four feet above grade;
i. 
North arrow, scale, and the names and addresses of all persons listed as owners of the subject property on the most recently recorded deed; and
j. 
Name and address of project designer, engineer, surveyor, and/or planner, if applicable.
2. 
Proposed Site Plan. The site plan shall contain all the following information:
a. 
The proposed development site, including boundaries, dimensions, and gross area;
b. 
Features identified on the existing site analysis maps that are proposed to remain on the site;
c. 
Features identified on the existing site map, if any, which are proposed to be removed or modified by the development;
d. 
The location and dimensions of all proposed public and private streets, drives, rights-of-way, and easements;
e. 
The location and dimensions of all existing and proposed structures, utilities, pavement, and other improvements on the site. Setback dimensions for all existing and proposed buildings shall be provided on the site plan;
f. 
The location and dimensions of entrances and exits to the site for vehicular, pedestrian, and bicycle access;
g. 
The location and dimensions of all parking and vehicle circulation areas (show striping for parking stalls and wheel stops);
h. 
Pedestrian and bicycle circulation areas, including sidewalks, internal pathways, pathway connections to adjacent properties, and any bicycle lanes or trails;
i. 
Loading and service areas for waste disposal, loading, and delivery;
j. 
Outdoor recreation spaces, common areas, plazas, outdoor seating, street furniture, and similar improvements;
k. 
Location, type, and height of outdoor lighting;
l. 
Location of mail boxes, if known;
m. 
Name and address of project designer, if applicable;
n. 
Locations of bus stops and other public or private transportation facilities; and
o. 
Locations, sizes, and types of signs.
3. 
Architectural Drawings. Architectural drawings shall include, as applicable:
a. 
Building elevations with dimensions;
b. 
Building materials, colors, and type; and
c. 
Name and contact information of the architect or designer.
4. 
Preliminary Grading Plan. A preliminary grading plan prepared by a registered engineer shall be required for development sites one-half acre or larger, or where otherwise required by the City. The preliminary grading plan shall show the location and extent to which grading will take place, indicating general changes to contour lines, slope ratios, slope stabilization proposals, and location and height of retaining walls, if proposed. Surface water detention and treatment plans may also be required, in accordance with Section 17-3.6.040.
5. 
Landscape Plan. Where a landscape plan is required, it shall show the following, pursuant to Chapter 17-3.4:
a. 
The location and height of existing and proposed fences, buffering, or screening materials;
b. 
The location of existing and proposed terraces, retaining walls, decks, patios, shelters, and play areas;
c. 
The location, size, and species of the existing and proposed plant materials (at time of planting);
d. 
Existing and proposed building and pavement outlines;
e. 
Specifications for soil at time of planting, irrigation if plantings are not drought tolerant (may be automatic or other approved method of irrigation), and anticipated planting schedule; and
f. 
Other information as deemed appropriate by the Planning Official. An arborist's report may be required for sites with mature trees that are to be retained and protected.
6. 
Deed Restrictions. Copies of all existing and proposed restrictions or covenants, including those for roadway access control.
7. 
Narrative. Letter or narrative report documenting compliance with the applicable approval criteria contained in Section 17-4.2.050.
8. 
Traffic Impact Analysis, when required by Section 17-3.6.020.A(4).
9. 
Other information determined by the Planning Official. The City may require studies or exhibits prepared by qualified professionals to address specific site features or project impacts (e.g., traffic, noise, environmental features, natural hazards, etc.), as necessary to determine a proposal's conformance with this Code.
(Ord. 2017-08 §1)
An application for Site Design Review shall be approved if the proposal meets all of the following criteria. The Planning Official, in approving the application, may impose reasonable conditions of approval, consistent with the applicable criteria.
A. 
The application is complete, in accordance with Section 17-4.2.040;
B. 
The application complies with all of the applicable provisions of the underlying Zoning District (Division II), including, but not limited to, building and yard setbacks, lot area and dimensions, density and floor area, lot coverage, building height, building orientation, architecture, and other applicable standards;
C. 
The proposal includes required upgrades, if any, to existing development that does not comply with the applicable zoning district standards, pursuant to Chapter 17-1.4 Nonconforming Situations;
D. 
The proposal complies with all of the Development and Design Standards of Division III, as applicable, including, but not limited to:
1. 
Chapter 17-3.3 Access and Circulation,
2. 
Chapter 17-3.4 Landscaping, Fences and Walls, Outdoor Lighting,
3. 
Chapter 17-3.5 Parking and Loading,
4. 
Chapter 17-3.6 Public Facilities, and
5. 
Chapter 17-3.7 Signs;
E. 
For non-residential uses, all adverse impacts to adjacent properties, such as light, glare, noise, odor, vibration, smoke, dust, or visual impact, are avoided; or where impacts cannot be avoided, they are minimized; and
F. 
The proposal meets all existing conditions of approval for the site or use, as required by prior land use decision(s), as applicable.
Note: Compliance with other City codes and requirements, though not applicable land use criteria, may be required prior to issuance of building permits.
(Ord. 2017-08 §1)
Public improvement required as part of a Site Design Review approval shall be subject to the performance guarantee and warranty bond provisions of Section 17-3.6.090, as applicable.
(Ord. 2017-08 §1)
Development shall not commence until the applicant has received all applicable land use and development approvals. Construction of public improvements shall not commence until the City has approved all required public improvement plans (e.g., utilities, streets, public land dedication, etc.). The City may require bonding or other assurances for improvements. Site Design Review approvals are subject to all of the following standards and limitations:
A. 
Approval Period. Site Design Review approvals shall be effective for a period of one year from the date of approval. The approval shall lapse if:
1. 
A public improvement plan or building permit application for the project has not been submitted within one year of approval; or
2. 
Construction on the site is in violation of the approved plan.
B. 
Extension. The Planning Official, upon written request by the applicant, may grant a written extension of the approval period not to exceed one year; provided that:
1. 
No changes are made on the original approved plan;
2. 
The applicant can show intent of initiating construction on the site within the one-year extension period;
3. 
There have been no changes to the applicable Code provisions on which the approval was based. If there have been changes to the applicable Code provisions and the subject plan does not comply with those changes, then the extension shall not be granted; in this case, a new Site Design Review shall be required; and
4. 
The applicant demonstrates that failure to obtain building permits and substantially begin construction within one year of site design approval was beyond the applicant's control.
C. 
Modifications to Approved Plans and Developments. Modifications to approved plans are subject to City review and approval under Chapter 17-4.5.
(Ord. 2017-08 §1)