No person shall commence or perform any activity described in subsection (a), (b), or (c) of this section without first obtaining a site development permit. A separate site development permit shall be required for each site on which any action(s) covered by this chapter is (are) to be undertaken.
(a)
Administrative Review. The Planning Director or designee shall review and act on site development applications for the following activities without the necessity of notice and a hearing, provided that the Planning Director may deem it appropriate to conduct a noticed hearing pursuant to subsection (b) of this section for any of the items listed in this subsection (a):
(1)
The construction or placement of any spa, solar panel, or dish antenna in excess of three feet in height, or 30 square feet in development area;
(2)
Grading:
(i)
For fills equal to or exceeding two feet but less than four feet in vertical depth, at their deepest point measured from the natural ground surface;
(ii)
For excavations equal to or exceeding two feet but less than six feet in vertical depth, at their highest point measured from the natural ground surface;
(iii)
For excavations or fills, or any combination thereof, equal to or exceeding 50 cubic yards, but less than 250 cubic yards;
(iv)
For excavations or fills, or any combination thereof, equal to or exceeding an area of 1,000 square feet, but less than 3,000 square feet.
(3)
The construction of any structure, or any addition to a structure, which equals or exceeds six feet in height but is less than 19 feet in height, or is less than 250 square feet of floor area with a height in excess of 19 feet, provided that where a second story is to be added to a structure which presently does not include a second story, the site development review shall be processed pursuant to subsection (c) of this section;
(4)
The construction of any structure, combination of structures, or additions to structures which equal or exceed 1,000 square feet of development area, but are less than 3,000 square feet of development area;
(5)
The construction of any structure, combination of structures, or additions to structures which equal or exceed 150 square feet of floor area, but are less than 900 square feet of floor area;
(6)
The enlargement of an existing private vehicular access or driveway which does not result in a new or relocated access point to a public or private road;
(7)
The construction or installation of any dish antenna less than 12 feet in diameter;
(8)
The construction, placement or installation of any structure supporting photovoltaic power generation facilities that is less than six feet in height and less than 900 square feet in development area;
(9)
The construction, placement or installation of photovoltaic power generation facilities on an existing structure that are less than 18 inches higher than the existing structure;
(10)
The construction of a secondary dwelling unit.
(b)
Administrative Review With Notice and Hearing. The Planning Director shall, after notice and public hearing pursuant to Section 10-2.1305(b), review and act on site development applications for the following activities:
(1)
Grading:
(i)
For fills equal to or exceeding four feet but less than 10 feet in vertical depth, at their deepest point measured from the natural ground surface;
(ii)
For excavations equal to or exceeding six feet but less than 13 feet in vertical depth, at their highest point measured from the natural ground surface;
(iii)
For excavations or fills, or any combination thereof, equal to or exceeding 250 cubic yards, but less than 1,000 cubic yards;
(iv)
For excavations or fills, or any combination thereof, equal to or exceeding an area of 3,000 square feet, but less than 10,000 square feet.
(2)
Construction of any structure, combination of structures, or additions to structures which equal or exceed 250 square feet of floor area with a height in excess of 19 feet, but are less than 500 square feet of floor area in excess of 19 feet in height, provided that where a second story is to be added to a structure which presently does not include a second story, the site development review shall be processed pursuant to subsection (c) of this section;
(3)
Construction of any structure, combination of structures, or additions to structures which equal or exceed 3,000 square feet of development area, but are less than 7,500 square feet of development area;
(4)
The construction of any structure, combination of structures, or additions to structures which equal or exceed 900 square feet of floor area, but are less than 1,500 square feet of floor area;
(5)
The construction of a private vehicular access or driveway which results in a new or relocated access point to a public or private road;
(6)
The construction or installation of any antenna equal to or greater than 40 feet in height but less than 63 feet in height;
(7)
The construction or installation of any dish antenna equal to or greater than 12 feet in diameter;
(8)
The construction of any tennis court, sports court, or swimming pool;
(9)
Landscape plans when required by Planning Commission action; or
(10)
Any other proposal deemed appropriate by the Planning Director for a noticed hearing conducted by the Planning Director.
(c)
Planning Commission Review. The Planning Commission shall review and act on site development applications for the following activities:
(1)
The construction of a principal residence;
(2)
Grading:
(i)
For fills equal to or exceeding 10 feet in vertical depth, at their deepest point measured from the natural ground surface,
(ii)
For excavations equal to or exceeding 13 feet in vertical depth, at their highest point measured from the natural ground surface,
(iii)
For excavations or fills, or any combination thereof, equal to or exceeding 1,000 cubic yards,
(iv)
For excavations or fills, or any combination thereof, equal to or exceeding an area of 10,000 square feet,
(v)
For tennis court grading where the maximum cut plus the maximum fill depths would exceed eight feet;
(3)
The construction of any structure, combination of structures, or additions to structures which equal or exceed 500 square feet of floor area with a height in excess of 19 feet, or construction of any second story addition to a structure which does not presently include a second story;
(4)
The construction of any structure or combination of structures which equal or exceed 7,500 square feet of development area;
(5)
The construction of any structure, combination of structures, or additions to structures which equal or exceed 1,500 square feet of floor area;
(6)
The construction or installation of any antenna equal to or greater than 63 feet in height;
(7)
Any other proposal which exceeds the thresholds set out in subsections (a) and (b); or
(8)
Any other proposal referred to the Planning Commission by the Planning Director.
(d)
Exceptions. A site development permit shall not be required for the following:
(1)
Any activity which is below the thresholds prescribed in Section 10-2.301(a);
(2)
Excavations below the finished grade for septic tanks and drain fields, tanks, vaults, tunnels, equipment basements, cellars, or footings of buildings or other structures for which a building permit has been issued by the Town;
(3)
The excavation or removal of vegetation in a public utility easement by public utility companies for the purpose of installing underground utilities;
(4)
Routine maintenance of roads and driveways;
(5)
Improvements constructed pursuant to improvement plans approved by the Town as required by approval of a tentative subdivision map;
(6)
Emergency work required by the City Engineer to mitigate or avoid a threat to the health, safety, or welfare of the community.
(§ 3, Ord. 305, eff. October 3, 1986; § 1, Ord. 325, eff. August 3, 1988; § 1, Ord. 346, eff. July 19, 1992; § 4, Ord. 384, eff. October 18, 1996; § 4, Ord. 446, eff. June 11, 2006; § 1, Ord. 514, eff. March 26, 2009)