Part 2 — Development Review Permits

The development review process is established to improve the general standards and orderly development of the city through review of the design, layout, and other features of proposed developments and their environs prior to submission of plans to the building division for plan check. Development review permits are approved at two levels: (A) major development review approved by the planning commission; and (B) minor development review approved ministerially by the director of community development. (Ord. 744 § 6 (Exh. A), 2024; Ord. 690 § 4 (Exh. A), 2018).

A. Development Review Required. A development review permit must be obtained prior to the issuance of any permit for the construction of any building or structure. Major and minor development review is required as specified in Table 20.84-2:

Table 20.84-2. Review Authority for Development Review (DR) Permit and

Zoning Clearance

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Role of Review Authority
Planning
Zoning Director
Commission City Council
Clearance* (Minor DR)
(Major DR)
RESIDENTIAL CONSTRUCTION AND IMPROVEMENTS
Single-family residential Decision Appeal
construction, including:
a. New construction and
expansions over 50 percent
of existing floor area
b. Expansions under 50
percent, façade
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Table 20.84-2. Review Authority for Development Review (DR) Permit and

Zoning Clearance

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Role of Review Authority
Planning
Zoning Director
Commission City Council
Clearance* (Minor DR)
(Major DR)
improvements, and
accessory structures visible
from the public street
c. All second story additions
Accessory Dwelling Units Decision Appeal
Accessory Dwelling Units Decision Appeal Appeal
(Design Variance)
Single-family residential Decision Appeal
construction, including:
a. Expansions less than 50
percent of existing floor
area, façade improvements,
and accessory structures not
visible from the public street
b. Conversions of existing
living area in existing
structures to an accessory
dwelling unit
Multifamily residential Decision Appeal
a. Expansion, including
accessory structures and
second stories up to a
maximum of 50 percent of
the existing gross floor area,
but no additional dwelling
units
b. Second stories, proposing
up to a maximum of 4
dwelling units
c. Fences or walls on projects
with up to 2 dwelling units,
proposing a fence within the
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Table 20.84-2. Review Authority for Development Review (DR) Permit and

Zoning Clearance

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Role of Review Authority
Planning
Zoning Director
Commission City Council
Clearance* (Minor DR)
(Major DR)
front yard setback over 42
inches in height
d. Façade improvements
Multifamily residential Decision Appeal
a. New construction,
including second stories,
proposing 5 or more
dwelling units
b. Expansion, including
accessory structures and
second stories, over 50
percent of the existing gross
floor area
c. Fences or walls with 3 or
more dwelling units,
proposing a fence within the
front yard setback over 42
inches in height
NONRESIDENTIAL CONSTRUCTION AND IMPROVEMENTS
a. Expansion, including Decision Appeal
accessory structures, not
visible from the public right-
of-way, up to a maximum of
50 percent of the existing
gross floor area
b. Façade improvements
visible from the public street
a. New construction Decision Appeal
b. Expansion, including
accessory structures, visible
from the public right-of-way,
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Table 20.84-2. Review Authority for Development Review (DR) Permit and

Zoning Clearance

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Role of Review Authority
Planning
Zoning Director
Commission City Council
Clearance* (Minor DR)
(Major DR)
over 50 percent of the
existing gross floor area
a. Expansions not visible Decision Appeal
from the public right-of-way
involving less than 50
percent of the existing gross
floor area
b. Façade improvements not
visible from the public street
FENCES AND WALLS
Fences and walls, except as Decision Appeal
specified below
SIGNS AND MASTER SIGN PROGRAMS
Sign permits and master sign Decision Appeal
programs – staff level in
compliance with CMC
20.72.040(C)(1)
Master sign programs – Decision Appeal
planning commission in
compliance with CMC
20.72.040(C)(2)
OTHER TYPES OF CONSTRUCTION AND IMPROVEMENTS
Nonconforming structure Decision Appeal
additions/expansions as
allowed by CMC 20.80.010(C)
Parking lot and/or Decision Appeal
landscaping modifications
Solar collection systems Decision Appeal
located on the roof of an
existing structure
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Table 20.84-2. Review Authority for Development Review (DR) Permit and

Zoning Clearance

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Role of Review Authority
Planning
Zoning Director
Commission City Council
Clearance* (Minor DR)
(Major DR)
Home occupation permits Decision Appeal
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***** See Chapter 20.84 CMC, Part 3 for description of zoning clearance.

B. Discretionary Permits. Applications for major development review are considered discretionary projects subject to the requirements of CEQA. (Ord. 744 § 6 (Exh. A), 2024; Ord. 690 § 4 (Exh. A), 2018).

A. Minor Development Review Permits. No public noticing for minor development review permits is required, except in those cases where the minor development review permit is referred to the planning commission per CMC 20.84.020(B).

B. Major Development Review Permits. Public noticing for major development review permits shall follow noticing procedures in CMC 20.84.100. (Ord. 690 § 4 (Exh. A), 2018).

The processing requirements found in Part 1 of this chapter relating to application submittal, review, noticing, and public hearings shall apply to conditional use permits and variances, with exceptions as noted in this chapter. (Ord. 690 § 4 (Exh. A), 2018).

The director of community development or planning commission shall consider applications for minor and major development review permits respectively and shall, with or without conditions, approve any case which is in general accord with the following principles and standards based on findings and conclusions drawn from information and evidence presented at a public hearing, if required. A minor or major development review permit shall be granted when the director of community development or planning commission determines that the proposed development or activity complies with the following findings:

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A. Consistency. The project is consistent with the general plan, any applicable specific plan, all applicable provisions of this zoning code, all other city ordinances and regulations, and any plan of another governmental agency made applicable by statute or ordinance.

B. Proportionality. The height, bulk, and other design features of structures are in proportion to the building site, and external features are balanced and unified so as to present a harmonious appearance.

C. Design. The project design contributes to the physical character of the community, relates harmoniously to existing and anticipated development in the vicinity, and is not monotonously repetitive in and of itself or in conjunction with neighboring uses, and does not contribute to excessive variety among neighboring uses.

D. Site Layout. The site layout and the orientation and location of structures and their relationship to one another and to open spaces, parking areas, pedestrian walks, signs, illumination, and landscaping achieve safe, efficient, and harmonious development.

E. Site Development. The grading and site development show due regard for the qualities of the natural terrain and landscape and do not call for the indiscriminate destruction of trees, shrubs, and other natural features.

• F. Signs. The design, lighting, and placement of signs are appropriately related to the structure and grounds and are in harmony with the general development of the site.

G. Equipment and Service Areas. Mechanical equipment, machinery, trash, and other exterior service areas are screened or treated in a manner that is in harmony with the design of the structures and grounds.

H. Compatibility. The project shows proper consideration for adjacent residentially zoned or occupied property and does not adversely affect the character of such property. (Ord. 744 § 6 (Exh. A), 2024; Ord. 690 § 4 (Exh. A), 2018).

A. Compliance. After approval of a development review permit and before a building permit is granted or a certificate of occupancy is issued, city staff shall inspect the site for compliance with the approved development plan and with any conditions of approval. Any deficiencies that are not corrected to the satisfaction of the director of community development shall be submitted to the planning commission for determination of compliance upon submittal of a written request to the director by the applicant and the payment of a fee as established by resolution of the city council.

B. Exemption of Existing Improvements. Approval of a development review permit shall not require the alteration or improvement of any existing improvements, unless:

1. Such improvements were to be altered in connection with the project as proposed by the applicant;

2. Such improvements are directly affected by the proposed project; or

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3. The value of the proposed new or replacement construction, alterations, remodeling, or other improvements exceeds 50 percent of the value of the existing improvements. (Ord. 690 § 4 (Exh. A), 2018).