§ 17.104

A.

The purpose of Technical Staff Review is to provide a means and method of administrative review of development projects involving permitted land uses, prior to and as a condition of the issuance of building permits; except those uses listed below. The Director may require review of other projects, such as multiuse projects, phased projects, projects requiring permits from multiple agencies or authorities, or projects without recent local precedent, if the complexity of the project requires additional review.

B.

Technical Staff Review shall ensure that the design and improvements for the construction of all new or expansion of existing uses permitted by zoning, comply with all applicable City guidelines, standards, codes, regulations and ordinances; are consistent with the City's General Plan and any applicable Specific or Redevelopment Plans; are not injurious to the public health, safety, and welfare; and are not detrimental to surrounding properties, use or improvements.

(Zoning Ord. dated 1/31/06, § 9126.01.)

The construction of all new, or expansion of existing, commercial, industrial and multiple family residential uses listed as "permitted uses" by zoning, shall be subject to Technical Staff Review procedures, except those listed below.

(Zoning Ord. dated 1/31/06, § 9126.02.)

17.104.030 - Projects exempt from technical staff review.

The following list of projects are exempt from Technical Staff Review:

A.

Construction of a single-family residence on a legal, existing lot of record.

B.

The first alteration or expansion of an existing permitted use which results in no more than a 25% or 750 square foot increase, whichever is less, in the floor area of the original permitted use. All subsequent expansion of the existing permitted use shall require Technical Staff Review.

C.

Interior or exterior remodeling such as partitions, plumbing and or electrical conveyances, HVAC systems, insulation, re-roofing, windows, doors, siding, or similar remodeling, which does not increase the floor area of the permitted use.

D.

Demolition and/or removal of individual structures, unless the Director considers the structures to be of historic value, or of architectural or cultural interest and significance to the community. Such a structure does not need to rise to the level of being a Historic Landmark, but needs to be considered a distinctive element of the community, and in some sense an asset to the common wealth of a neighborhood or of the municipality as a whole. In cases where a reasonable argument can be made for historic, architectural or cultural significance, the Director shall refer the demolition request to the Planning Commission, which shall hold a public hearing and based upon research and upon comments from the public, determine whether such actions as demolition delay, or preservation of the structure, or some sort of rehabilitation, may be in the best interests of the community.

E.

Construction and/or replacement of permitted accessory uses and/or structures, limited to satellite dishes, antennas, fences, walls, swimming pools, porches, balconies, cabanas, decks, patio covers, carports, signs or new face copy, landscaping, and similar features. Other regulations and restrictions onthese items elsewhere in the City's Zoning Ordinance shall still apply.

F.

Improvement of parking areas involving less than ten (10) parking spaces.

G.

Building permits not reviewed hereunder shall be subject to such other review as may be required by the Chief Building Official or by the Chief Building Official's designee.

(Zoning Ord. dated 1/31/06, § 9126.03.)

17.104.040 - Technical staff review committee.

A.

The Technical Staff Review Committee is an ad hoc committee and its members shall be appointed as needed by the Community Development Director. In addition to the Community Development Director, Committee members may include the Director of Public Works, the Chief of Police, the City Engineer, the Fire Chief, the Building Inspector, the County Health Inspector, and other staff as needed to adequately review the project.

B.

Any application required by this chapter shall be accompanied by copies of site plans, diagrams, photographs, materials and other information required by the Technical Staff Review Committee.

(Zoning Ord. dated 1/31/06, § 9126.04.)

17.104.050 - Technical staff review procedure.

A.

Each member of the Committee shall review the site plan and other permit application materials to determine if it complies with all of the City's codes, policies and practices under that department's authority. The reviewer shall provide a written recommendation to the Director outlining all of the items on the site plan which must be added, modified or deleted to comply with the City's codes.

B.

No later than thirty (30) days following the date of the complete Technical Staff Review Application, members of the Committee will review their respective department's recommendation concerning the site plan or other permit application with the applicant, at which time all concerns of all departments will be reviewed. The Committee may reject a site plan and direct that it be resubmitted on the basis that it is incomplete or out of compliance with the City Codes.

(Zoning Ord. dated 1/31/06, § 9126.05.)

In reviewing all applications submitted for Technical Staff Review, the Technical Staff Review Committee shall be governed by all applicable provisions of the Banning Municipal Code and the Banning Zoning Ordinance.

(Zoning Ord. dated 1/31/06, § 9126.06.)

Chapter 17.108 - TEMPORARY USE PERMITS