A. 
Purpose. The purpose of this chapter is to provide a process for the appropriate review of development projects.
B. 
Intent. The intent 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 development.
(Ord. 24-13, 10/1/2024)
A. 
Site plan and design review required. No one shall construct any structure, or relocate, rebuild, or significantly enlarge or modify any existing structure or site until a Site plan and design review has been approved in compliance with this chapter.
B. 
Referral to Director. The Building Official shall refer to the Director all applications for building or grading permits subject to the requirements of this chapter.
C. 
Compliance with chapter required.
1. 
Building or grading permits, business licenses, or certificates of occupancy shall not be issued until the requirements of this chapter and Chapter 17.325 (Water Efficient Landscape and Irrigation) are met.
2. 
Any permit or approval specified in Subsection C.1, above, issued in violation of this provision shall be deemed void.
D. 
Density/intensity incentives. Determinations regarding density/intensity incentives, as provided for in Sections 17.215.040 (Residential Zone Density Incentives) shall be decided by the level of review authority based on the size of the proposed project as specified in Table 6-2 (Review Authority for Site Plan and Design Review), below.
E. 
Definitions. The term "significantly enlarge or modify" shall be defined as follows:
1. 
Residential enlargement or modification. Residential enlargements or modifications larger than 500 square feet or 25% of the existing gross floor area before the addition, whichever is less;
2. 
Commercial or industrial enlargement or modification. Commercial or industrial enlargement, modification, reconstruction, rehabilitation, or remodel equal to or exceeding 25% of the existing square footage of the structure before the construction; and
3. 
Unimproved commercial and industrial property. In the case of improvements to unimproved commercial and industrial property or improvements to commercial and industrial property that would not require modification of a structure, all plans shall be reviewed.
(Ord. 24-13, 10/1/2024)
A. 
Site plan and design review required. Structures erected or modified to accommodate the land use activities listed in Article 2 (Zones, Allowable Land Uses, and Zone-Specific Standards) shall require the approval of a site plan and design review.
B. 
Required before issuance of other required permits. Site plan and design review approval shall be required before the issuance of a building or grading permit, business license, or certificate of occupancy for any new structure (not including fences or walls), and existing structures to be reconstructed or remodeled (including façade improvements) that increase the gross floor area by 500 square feet (for residential projects only) or 25% of the existing square footage of the structure before the construction, whichever is less, or to increase structure height.
C. 
Applicable review authority. The applicable review authority shall be as specified in Table 6-2 (Review Authority for Site Plan and Design Review), below.
Table 6-2
Review Authority for Site Plan and Design Review
Type of Construction Activity
Role of Review Authority (1)(2)
Director
Commission
Cargo containers.
Decision
Appeal
Façade improvements.
Decision
Appeal
Nonresidential enlargements or modifications, up to a maximum of 25% of the existing gross floor area.
Decision
Appeal
Residential enlargements or modifications larger than 500 square feet or 25% of the existing gross floor area.
Decision
Appeal
Residential construction proposing up to a maximum of 8 dwelling units.
Decision
Appeal
Nonresidential construction, up to a maximum of 9,999 square feet of gross floor area.
Decision
Appeal
Residential construction proposing 9 to 50 dwelling units, excluding single-family residential tract maps.
Decision
Appeal
Single-family residential tract maps for 9 to 50 dwelling units.
Decision
Appeal
Nonresidential construction, 10,000 square feet or more of gross floor area.
Decision
Appeal
Residential construction proposing 51 or more dwelling units.
Decision
Appeal
All development located on hillsides having a natural slope gradient of 15% or greater shall also be subject to Section 17.305.070 (Hillside Development).
Recommend
Decision
All development subject to Chapter 17.500 (Floodplain Management).
Recommend
Decision by the Floodplain Administrator
Density/Intensity Incentives (based on project size).
In compliance with Section 17.630.020D above
Notes:
(1)
"Recommend" means that the review authority makes a recommendation to a higher decision-making body; "decision" means that the review authority makes the final decision on the matter; "appeal" means that the review authority may consider and decide upon appeals to the decision of an earlier decision-making body, in compliance with Chapter 17.715 (Appeals).
(2)
The review authority may defer action and refer the request to the next higher review authority for the final decision.
D. 
Exemptions. The following types of projects are exempt from site plan and design review application process; however, the Department will review them for compliance with the Development Code and any other applicable code or design standard during the building permit plan check process:
1. 
Infill development consisting of a single-family residence on a legal parcel. Does not include residential subdivisions.
2. 
Minor exterior modifications or renovations that do not expand the size of the building.
3. 
Accessory buildings and structures.
4. 
Outdoor dining areas (not including outdoor food preparation).
5. 
Minor site improvements or landscape modifications or renovations that are not subject to the Water Efficient Landscape Ordinance and does not require a Water WQMP.
6. 
Walls and fences that do not exceed the height limits established in Chapter 17.315 (Fences, Walls, and Edges).
(Ord. 24-13, 10/1/2024)
A. 
Application filing. An application for a site plan and design review shall be filed and processed in compliance with Chapter 17.600 (Permit Application Filing and Processing). The application shall include the information and materials specified in the Department handout for site plan and design review applications, together with the required fee in compliance with the City's Planning Fee Schedule.[1] It is the responsibility of the applicant to provide evidence in support of the findings required by Section 17.630.050 (Findings and Decision), below.
[1]
Editor's Note: The Planning Fee Schedule is on file in the City office.
B. 
Review with other land use applications. If the project for which the request for site plan and design review is being made also requires some other discretionary approval (e.g., conditional use permit, etc.), then the applicant shall file the information required by Subsection A (Application filing), above, together for concurrent review with the application for discretionary approval.
C. 
Application review. Each application for a site plan and design review shall be reviewed to ensure that the application is consistent with the purpose of this chapter; applicable development standards and regulations of this Development Code; and adopted design guidelines and policies that may apply.
1. 
A site plan and design review is initiated when the Department receives a complete application package including the required information and materials specified in the Department handout and any additional information required by the applicable review authority in order to conduct a thorough review of the proposed project.
2. 
Upon receipt of a complete application the applicable review authority shall review the location, design, site plan configuration and the effect of the proposed development on adjacent properties by comparing the project plans to established development standards, regulations, and applicable design guidelines/policies.
3. 
During the course of the review process, the review authority may require the submittal of additional information or revised plans. The applicant shall be notified in writing of any revisions or additional information required and shall submit the requested information to the Department within 30 days after the date of the notice or within the period of time designated by the review authority. Failure to submit the required information within the thirty-day period or within the period of time designated by the review authority may be cause for disapproval.
4. 
Within 30 days after the site plan and design review application has been deemed complete in compliance with Section 17.600.070 (Initial Application Review), the review authority shall either approve or disapprove the site plan and design review application and, if approved, may impose conditions deemed reasonable and necessary to protect the public health, safety and general welfare and ensure compliance with this chapter and various regulations of the City.
5. 
The following criteria shall be considered during the review of a site plan and design review application:
a. 
Compliance with this chapter, this Development Code, and all other applicable City regulations and policies;
b. 
Efficient site layout and design;
c. 
Compatibility with neighboring properties and developments;
d. 
Efficiency and safety of public access and parking;
e. 
The arrangement and relationship of proposed structures and signs to one another and to other developments in the vicinity and whether the relationship is harmonious and based on good standards of design;
f. 
The compatibility in scale and aesthetic treatment of proposed structures with public areas;
g. 
The adequacy of proposed driveways, landscaping, parking spaces, potential on-site and off-site parking and traffic impacts and other potential impacts upon the environment;
h. 
Appropriate open space and use of water efficient landscaping;
i. 
Consistency with the General Plan and any applicable specific plan; and
j. 
Consistency with any adopted design guidelines/standards.
D. 
On-site inspection. An application for a site plan and design review may require that the Director perform an on-site inspection of the subject parcel before confirming that the request complies with all of the applicable criteria and provisions identified in this chapter.
E. 
Public hearing and appeal provisions.
1. 
A public hearing shall not be required for the Director's decision on a Site Plan and Design Review application.
2. 
The Director may refer a site plan and design review to the Commission for their consideration.
3. 
A public hearing shall be required for the Commission's decision on a site plan and design review application. Notice of the hearing shall be given and the hearing shall be conducted in compliance with Chapter 17.710 (Public Noticing and Hearings).
4. 
The review authority's decision may be appealed, in compliance with Chapter 17.715 (Appeals).
(Ord. 24-13, 10/1/2024)
A. 
Meets requirements of this chapter. The review authority shall determine whether or not the application meets the requirements of this chapter in compliance with Section 17.600.070 (Initial Application Review).
B. 
Review authority's action within 30 days. Within 30 working days after the filing of the completed application, the review authority shall approve, approve with conditions, or disapprove the site plan and design review application.
C. 
Referral to the Commission. If the site plan and design review application submitted is of significant consequence or magnitude or involves potential public controversy, the Director may defer action and refer the application to the Commission for review and final decision.
D. 
Next Commission agenda. The referral shall be placed on the agenda of the next available regular Commission meeting following the referral.
E. 
Other review authority. The decision to approve or disapprove the site plan and design review shall be made by the authority responsible for reviewing the other discretionary land use application (e.g., conditional use permit, etc.) in compliance with the applicable review procedure for the other discretionary review. The decision to approve or disapprove the Site Plan and Design Review shall be made in compliance with Subsection F (Required findings), below.
F. 
Required findings. The review authority may deny a site plan and design review application, if it first makes any of the following findings. The proposed development will:
1. 
Not be allowed within the subject zone;
2. 
Not be in compliance with all of the applicable criteria identified in Section 17.630.040C.5, above;
3. 
Not be in keeping with the character of the neighborhood, in terms of the structure(s) general appearance; or
4. 
Be detrimental to the harmonious and orderly growth of the City.
(Ord. 24-13, 10/1/2024)
A. 
May impose conditions. In approving a site plan and design review application, the review authority may impose conditions deemed reasonable and necessary to ensure that the approval would be in compliance with the findings required by Section 17.630.050 (Findings and Decision), above.
B. 
Requirements for dedication and infrastructure. The conditions may include requirements for the offers of adequate dedication of land for public purposes and the provision of public infrastructure to the extent necessitated by the development.
(Ord. 24-13, 10/1/2024)
A. 
Permits or approval for grading, structures, and uses. No permits or approvals shall be issued for any development involved in an application for a site plan and design review or a revised site plan and design review until and unless the same shall have become final, in compliance with Section 17.660.030 (Effective Date of Permits).
B. 
Compliance with site plan and design review. Grading shall not be commenced and no structure shall be altered, enlarged, erected, moved, or rebuilt subject to the provisions of this chapter, except in compliance with the approved Site Plan and Design Review and the conditions imposed on the review.
C. 
Determination by Director. Compliance shall be determined by the Director, or in the case of disagreement with the applicant, by the applicable review authority.
(Ord. 24-13, 10/1/2024)
The Director may approve minor changes in a site plan and design review that do not involve an increase in structure area or height, an increase in the number of dwelling units, a significant architectural change, or an intensity of use in compliance with Section 17.660.100 (Changes to an Approved Project).
(Ord. 24-13, 10/1/2024)
The procedures and requirements in Chapter 17.660 (Implementation, Time Limits, and Extensions), and those related to appeals and revocation in Article 7 (Administration) shall apply following the decision on a site plan and design review application.
(Ord. 24-13, 10/1/2024)