This Chapter provides procedures and standards for the comprehensive review of proposed development projects to ensure compliance with the required standards, design guidelines, and ordinances of the City; minimize potential adverse effects on surrounding properties and the environment; and ensure quality development and protect the integrity and character of the residential, commercial and public areas of the City. The specific purposes of this Chapter are:
A. 
Establish quality development that focuses on community design principles that result in creative and imaginative solutions;
B. 
Ensure that each new development is designed to best comply with the purpose and intent of the zoning district in which the property is located, in compliance with all applicable performance standards, design standards, and design guidelines adopted by the City, and does not have an adverse effect on the aesthetic, architectural, health, and safety related qualities of adjoining properties or upon the City in general;
C. 
Ensure access to each property and a circulation pattern that is safe and convenient for both pedestrians and vehicles;
D. 
Ensure the orderly and harmonious appearance of structures with associated site improvements (e.g., landscaping, parking areas, signs, etc.);
E. 
That landscaping, including the location, type, size, color, texture, and coverage of plant materials; provisions for irrigation; and protection of landscape elements, has been designed to create visual relief, complement structures, and provide an attractive environment and is consistent with the purpose and intent of this Title, the requirements of the zoning district in which the site is located, and all applicable development standards, and design guidelines;
F. 
Ensure that the general layout of the project, including orientation and location of buildings, vehicular and pedestrian access and circulation, parking and loading facilities, building setbacks and heights and other improvements on the site is consistent with the purpose and intent of this Title and the design guidelines;
G. 
Implement and promote the goals and policies of the General Plan;
H. 
Eliminate blight;
I. 
Prevent incompatible design and development types;
J. 
Ensure compliance with the National Pollution Discharge Elimination Systems (NPDES) program.
(Ord. 2456 § 2, 2010; Ord. 2478 § 2, 2011; Ord. 2490 § 2, 2012)
A. 
Development Review shall be required for:
1. 
Nonresidential projects over 1,000 gross square feet;
2. 
New residential projects with three or more units;
3. 
Wireless communication facilities which are co-located with one or more existing wireless communication facilities;
4. 
Small recycling collection facility as described in Section 17.400.115;
5. 
Moving a building or structure onto a site;
6. 
Demolition of historic structures;
7. 
The construction or establishment of uses on utility owned land that are compatible with surrounding properties;
8. 
An intensification of a use as determined by the Director;
9. 
All development within the MU36 and MU40 zoning districts as defined in Chapter 17.260.
B. 
Subject to Commission Review. The Director has the discretion on a case-by-case basis to require noticing for any Development Review application and defer the application to the Commission for action. Projects not exempt from the California Environmental Quality Act (CEQA) are subject to Commission hearing and action.
C. 
Exempt from Development Review. The following projects are exempt from Development Review but are subject to Zoning Clearance except Subsection (3):
1. 
Any construction, addition, or alteration to an individual single-family or two-family dwelling or appurtenant structure, or 2 single-family dwellings on a single parcel or an accessory dwelling unit or junior accessory dwelling unit.
2. 
The addition of up to two new units to an existing residential development.
3. 
An SB 9 two-unit housing development.
4. 
Those activities and structures identified in Section 17.110.010, Exemptions from Land Use Permit Requirements.
5. 
Nonresidential projects up to 1,000 gross square feet of floor area.
6. 
Additions to multi-family residential projects not resulting in 3 or more new units.
7. 
Exterior design modifications including change in color or materials.
8. 
Minor revisions to a project as determined by the Director which previously received Development Review Approval and where such approval or permit has not expired.
9. 
Wireless communication facilities which meet the definition and design requirements of a "stealth facility."
10. 
Wireless communication facilities which are co-located with one or more existing wireless communication facilities and are fully screened or camouflaged/disguised per Section 17.400.175(B)(3)(b) and (c).
11. 
Wireless communication facilities which meet the definition and design requirements of a "stealth facility" and are co-located on a public utility or City-owned pole, traffic or street light standard or other similar publicly owned structure, except when such structure is a building.
12. 
Six-foot high fences for multiple-family units in the R2 through R5 zones.
13. 
Master Sign Plan, where such plan does not require a building permit but is required by either Section 17.330.045 and/or a condition of approval.
14. 
Reverse vending machines as described in Section 17.400.115.
(Ord. 2456 § 2, 2010; Ord. 2478 § 2, 2011; Ord. 2490 § 2, 2012; Ord. 2549 § 6, 2018; Ord. 2563 § 6, 2019; Ord. 2572 § 6, 2021; Ord. 2580U § 11, 2022; Ord. 2593 § 7, 2022)
A. 
Filing. An application for a Development Review shall be completed, filed, and processed in compliance with Chapter 17.500, Applications, Processing, and Fees. The application package shall include all information specified in the application, any applicable Division handout, and any additional information required by the Director in order to conduct a thorough review of the proposed project. It is the responsibility of the applicant to establish evidence in support of the findings required by Section 17.520.020, Findings and Decision.
B. 
Notice, Hearings, and Review. Notice, hearings, and review regarding an application for a Development Review shall be provided in compliance with Chapter 17.630, Public Hearings and Administrative Review should the Director require a public notice and/or defer the application to the Commission for action. Projects not exempt from the California Environmental Quality Act (CEQA) are subject to a hearing and Commission action.
C. 
Concurrent Review. When a project requires other land use permits such as a Variance, Conditional Use Permit, subdivision, or zone change application, the Development Review shall occur concurrently with the review of the other land use permits, unless the applicant requests otherwise.
D. 
Project Review Procedures. In conducting a Development Review for a particular project, the reviewing authority shall consider the location, design, site plan configuration, and the overall effect of the proposed project upon surrounding properties and the City in general. A Development Review shall be conducted by comparing the proposed project to applicable General Plan policies, any applicable Specific Plan, adopted development and design standards, design guidelines, and other applicable City ordinances.
(Ord. 2456 § 2, 2010; Ord. 2490 § 2, 2012)
Following a review of the project, or public hearing, the review authority shall record the decision in writing with the findings on which the decision is based. The Development Review may be approved, with or without conditions, only after first making all of the following findings, and any additional findings required for the approval of specific land uses in Article 4, Standards for Specific Land Uses and Accessory Uses.
Findings Required for Development Review
1. 
The proposed development will not be detrimental to the public health, safety and welfare;
2. 
The proposed development is in full compliance with this Title, including with the design guidelines manual;
3. 
The proposed development will not adversely affect the General Plan and any applicable Specific Plan and it is consistent with the General Plan; and
4. 
The existing or proposed public facilities necessary to accommodate the proposed project (e.g., fire protection devices, parkways, public utilities, sewers, water, sidewalks, storm drains, street lights, traffic control devices, and the width and pavement of adjoining streets and alleys) will be available to serve the subject site.
(Ord. 2456 § 2, 2010; Ord. 2490 § 2, 2012)
In approving a Development Review Permit, the review authority may impose reasonable and necessary specific design, locational, and operational conditions to ensure that the approval will be in compliance with the findings required by Section 17.520.020, Findings and Decision.
Conditions may relate to both on- and off-site improvements that are reasonable and necessary to mitigate project-related impacts, and to carry out the purpose and requirements of the respective zoning district and all applicable development standards and design guidelines.
(Ord. 2456 § 2, 2010; Ord. 2490 § 2, 2012)
Procedures relating to appeals, notices, revocations, and modifications as identified in Article 6, Zoning Code Administration, in addition to those identified in Chapter 17.510, Permit Implementation, Time Limits, and Extensions, shall apply following the approval of a Development Review.
(Ord. 2456 § 2, 2010; Ord. 2490 § 2, 2012)