Angels Camp Municipal Code Ch. 17.73 Administrative Site Plan Review Permit

The administrative site plan review permit process is intended to ensure that small development projects are consistent with the city’s adopted design standards, short- and long-range plans, and accepted planning and engineering practices and that processing may occur expeditiously. It is further intended to promote, preserve, and enhance the city’s appearance while protecting the public health, safety, and general welfare. (Ord. 510 § 4, 2021)

An administrative site plan review permit shall be secured prior to construction, expansion, or alteration of the following unless excepted as provided in Section 17.73.030:

Building projects valued at less than five hundred thousand dollars as determined by the current
building standards valuation tables in any historical commercial (HC), community commercial
(CC), shopping center commercial (SC), visitor-serving commercial (VC), business attraction
and expansion (BAE), industrial (IND), R-2 (medium density residential), R-3 (high density
residential), recreational (REC) district, or any combination of these zoning districts with other
zoning districts or with a combining district(s) provided the project meets all of the following
requirements:

A. Meets all development standards for the zoning district in which it is located; and

B. Is consistent with the city of Angels general plan; and

C. Will not require grading on land with an average slope of ten percent or greater; and

D. Will not require a new or improved encroachment permit for access onto a state highway;
and

E. Is categorically or statutorily exempt from further environmental review pursuant to the
state guidelines for the implementation of the California Environmental Quality Act.
Projects that do not meet all the preceding criteria shall require acquisition of a site development
permit in accordance with Chapter 17.74, regardless of valuation, unless otherwise excepted per
Chapter 17.74.
(Ord. 510 § 4, 2021)

The following exceptions apply to administrative site plan review permits only. Other entitlements or review procedures may be required (e.g., conditional use permit, site development permit, variance, finding of architectural conformity for projects in the historical commercial district per Section 17.26.080).

No administrative site plan review permit is required:

A. For construction consisting of exterior repairs. If a previously issued land use entitlement
governs the structure’s exterior design, exterior repairs shall conform with applicable
conditions;

B. Where construction adds a total of two thousand five hundred square feet or less, or fifty
percent of the floor area of the structure(s) before the addition, whichever is less;

C. Construction projects adding appurtenances, such as fences or overhangs, to exterior areas
used for the operation of a permitted use on the site prior to the addition;

D. When a site development permit has been approved in accordance with Chapter 17.74;

E. For construction of the first single-family residence, duplex, or triplex on a single parcel of
land zoned for such use. The value of the first residence, duplex, triplex or unit shall be
included in subsequent valuations used to determine permit requirements;

F. If a conditional use permit or development agreement has been issued, provided the
development under consideration is similar to that required for the administrative site plan
review permit, an administrative site plan review permit will not additionally be required;
however, those standards included in the administrative site plan review permit process as
set forth in Section 17.73.050(B) shall be included in the review associated with the
conditional use permit or development agreement;

G. For emergency shelters and homeless shelters in the CC and SC zoning districts constructed
subject to the standards established in Section 17.52.030;

H. Special needs housing for six or fewer persons in R-2 or R-3 zones. These uses are
considered residential uses subject only to those restrictions that apply to other residential
uses of the same type in the same zone excepting for state licensing requirements as
prescribed by law;

I. Small and large family day care homes within a permitted family dwelling in the R-2 and
R-3 zones. These uses are considered residential uses subject only to those restrictions that
apply to other residential uses of the same type in the same zone;

J. Transitional and supportive housing within a permitted family dwelling in the R-2 and R-3 zones. These uses are considered residential uses subject only to those restrictions that apply to other residential uses of the same type in the same zone;

K. Employee or farmworker housing for six or fewer employees in the R-2 and R-3 zones;

L. Construction projects involving only interior alterations not exceeding ten percent of the
facility or more than five hundred square feet, whichever is less, in the historical
commercial district;

M. Construction projects involving only interior alterations not exceeding fifteen percent of
the facility or more than one thousand square feet, whichever is less, and where no change
in landscaping area or parking by more than fifteen percent occurs in the CC, SC, VC,
BAE, IND, R-2, R-3 or REC districts.
(Ord. 510 § 4, 2021)

The owner, or agent authorized by the owner, shall apply for a site development permit on a form prescribed by the city planner. The application shall be submitted to the community development department accompanied by a fee established by the city council. Accompanying submittals shall include such plans, elevations, studies, and other information as determined necessary by the city planner to evaluate the proposal based on the nature and location of the project. (Ord. 510 § 4, 2021)

A. Notification. At least ten days prior to issuance of an administrative site plan review permit, the city planner shall notify adjacent landowners describing the nature and location of the proposal and soliciting input. Notification will be via mail or email to landowners generally within a minimum of three hundred feet from the proposed project.

B. Review. The city planner shall review the application for conformance with adopted codes,
standards, plans, and accepted planning and engineering practices including, but not limited
to, site layout, structure design, landscaping, water and sewer service, other utilities,
drainage, erosion control, police protection, fire protection, access, traffic circulation,
parking, street improvements, and potential environmental impacts.

C. Issuance. Administrative site plan review permits may be issued by the city planner. Before
approving or conditionally approving an application, the city planner shall make the
findings in Section 17.73.060 and may impose conditions in accordance with Section
17.73.070. The city planner may refer the project to the planning commission at his or her
discretion. If the city is without a city planner, the planning commission site plan reviews
pursuant to this section shall be referred to the planning commission.
(Ord. 510 § 4, 2021)

Prior to approving an administrative site plan review, the city planner shall make the following findings:

A. The proposed use and design are consistent with the city of Angels Municipal Code; and

B. The proposed use and design are consistent with the city of Angels general plan; and

C. The proposed use and design are consistent with adopted city design standards, codes, adopted city short- and long-range plans, and accepted planning and engineering practices; and

D. Under the circumstances of the particular case, the proposed use and design will not be substantially detrimental to the health, safety, or general welfare of the city. (Ord. 510 § 4, 2021)

In approving an administrative site plan review, the city planner has authority to impose such conditions as it deems necessary to protect the public health, safety, and general welfare in line with the standards set forth in this title, the general plan, adopted city design standards, adopted city short- and long-range plans, and accepted planning and engineering practices. (Ord. 510 § 4, 2021)

A. Denial. The city planner shall deny an administrative site plan review permit if all the findings in Section 17.73.060 cannot be made.

B. Appeal. Appeals of the city planner’s decision may be made to the planning commission in
accordance with Section 17.81.020. Appeals of the planning commission decision may be
made to the city council in accordance with Section 17.81.010.

C. Resubmittal. If an application is denied by the city planner and no appeal is made or an
appeal is denied by the planning commission and/or the city council, an application for
substantially the same project cannot be submitted for one year from the date of final
denial.
(Ord. 510 § 4, 2021)

A. Effective Date. An administrative site plan review permit issued pursuant to this chapter shall not be effective until any appeal filed pursuant to Section 17.81.020 (Appeal of city official’s decision), and if necessary, Section 17.81.010 (Appeal of planning commission decision), has concluded, or the time for filing an appeal has expired.

B. Activation. An administrative site plan review permit shall be deemed activated by the
commencement of the use for which the entitlement was issued or issuance of a permit
required to commence construction (e.g., building permit, grading permit, encroachment
permit). Once activated, the entitlement shall not expire except as otherwise provided.

C. Expiration and Extensions. Expirations and extensions of administrative site plan review
permits shall be in accordance with Chapter 17.87 except that the city planner may act in
place of the planning commission.

D. Revocation. The project conditions of approval are part of the administrative site plan
review permit. If the conditions of approval are not carried out in accordance with the
approved permit and the grantee is given notice by the community development department
to bring such use into compliance within thirty days and fails to do so, the city planner may
revoke the permit. The city planner may immediately revoke the permit if he/she
determines such action is necessary to prevent irreparable harm from failure to comply with
the terms of the permit. The city planner may alternatively, or additionally, undertake code
enforcement actions pursuant to Chapter 1.16, 1.17, 1.18 or 1.19.
(Ord. 510 § 4, 2021)