A. 
Standards for Which an Administrative Exception May be Approved. An Administrative Exception per Chapter 5.06 may be approved to allow exceptions to development regulations as specifically identified in any section of this Chapter.
(Ord. 2001-015 § 1; Ord. 2007-001 § 1; Ord. 2012-001 § 3; Ord. 2013-006 § 3; Ord. 2020-002 § 4; Ord. 2022-001 § 3; Ord. 2022-022 § 3)
A. 
Applicability. Site plan approval pursuant to Chapter 5.12 Site Plan Approval is required prior to issuance of a building permit for the following improvements:
1. 
RD and RM Districts.
a. 
Administrative Site Plan Review. In the RD and RM Districts, Administrative Site Plan Review per Chapter 5.12, Site Plan Review is required for all proposed development which would either:
i. 
Result in an additional dwelling unit, excluding an accessory dwelling unit meeting all requirements of Section 2.04.388 Accessory Dwelling Units (ADUs); or
ii. 
Result in an addition or partial demolition with reconstruction, resulting in a net enlargement to the existing structure that will be greater in size than both: 2,500 square feet and 50 percent of the gross floor area of the existing development; or
iii. 
Result in a new freestanding structure, such as a carport or garage, greater in size than 2,500 square feet; or
iv. 
Create or increase the square footage of a second or third story.
2. 
RO, RS and RS-40 Districts.
a. 
MAJOR Site Plan Review. In the RO, RS, and RS-40 Districts, Major Site Plan Review per Chapter 5.12, Site Plan Review is required for all proposed development which would:
i. 
Result in either a new and/or enlarged single-family home, on an existing parcel, which would either:
(A) 
Result in a home with floor area greater than 4,000 square feet (also applicable to multiple units on a single parcel in the RO district, with a cumulative floor area greater than 6,000 square feet); or
(B) 
Result in an addition that exceeds 100 percent of the existing home's floor area (i.e., more than doubles the floor area of the existing home), and/or exceeds the maximum floor area ratio (FAR) established for the parcel; or
(C) 
Result in a three-story home, or increase the square footage of a third story.
(D) 
Result in a new and/or enlarged two-family dwelling which would either:
(1) 
Result in an additional dwelling unit, excluding an accessory dwelling unit meeting all requirements of Section 2.04.388 Accessory Dwelling Units (ADUs), or
(2) 
Result in an addition or partial demolition with reconstruction, resulting in a net enlargement to the existing structure that will be greater in size than both: 2,500 square feet and 50 percent of the gross floor area of the existing development, or
(3) 
Result in a new freestanding structure, such as a carport or garage, greater in size than 2,500 square feet, or
(4) 
Create or increase the square footage of a second or third story.
b. 
MINOR Site Plan Review. In the RO, RS, and RS-40 Districts, Major Site Plan Review per Chapter 5.12, Site Plan Review is required for all of the following proposed development that is not otherwise subject to Major Site Plan Review pursuant to Subsection a above:
i. 
A new two-story home; or
ii. 
An addition that creates a new second story; or
iii. 
An addition that increases the square footage of an existing second story.
3. 
RS-VP District.
a. 
MAJOR Site Plan Review. In the RS-VP District, Major Site Plan Review per Chapter 5.12, Site Plan Review is required for all of the following proposed development which would:
i. 
Result in a new single-family home; or
ii. 
Result in any addition, including attached accessory structures or garages, containing 250 square feet or more, or results in a home with floor area greater than 4,000 square feet.
b. 
MINOR Site Plan Review. In the RS-VP District, Minor Site Plan Review per Chapter 5.12, Site Plan Review is required for all of the following proposed development that is not otherwise subject to Major Site Plan Review pursuant to Subsection a above:
i. 
Any addition or structure requiring a building permit, including accessory structures and garages;
ii. 
Outdoor features such as gazebos, trellises, and other architectural/ landscape elements that are more than 120 square feet in size, and/or ten feet or more in height.
c. 
Simulation of Proposed Construction Required. Simulation consistent with the following shall be provided for all Site Plan Review in the RS-VP District.
i. 
Methods of Simulation to be Used. "Story poles" shall be erected to simulate height and mass of the proposed construction project. Poles shall be placed at all exterior corners of the proposed structure, and to illustrate the height of the tallest proposed roof ridge. Additional visual aids, including, but not limited to, photo montages or computer simulations, may be required by the Zoning Enforcement Official if it is found that such additional documentation is necessary to determine the impacts the proposed construction will have on neighbors' existing views. The Zoning Enforcement Official may also waive the requirement for a simulation upon determining that the project has a low probability of impacting existing views.
ii. 
Simulations Must be Installed Prior to Action on Applications. Applicants must install the required story poles not less than ten days before a scheduled public hearing or date of action on the Site Plan Review application.
iii. 
Simulations to be Retained During Appeals. Applicants shall not remove the story poles until the 15-day appeal period has passed. If an appeal is filed, the poles are not to be removed until action is taken on the appeal, and any subsequent administrative appeal period has passed.
(Ord. 2001-015 § 1; Ord. 2017-003 § 4; Ord. 2020-002 § 4; Ord. 2022-001 § 3)