Chapter 17.540 — ADMINISTRATIVE SITE PLAN REVIEW AND SITE PLAN REVIEW

This Chapter provides procedures and standards for the comprehensive review of proposed development projects to: ensure compliance with the required standards, design guidelines, and ordinances of the City; minimize potential adverse effects on surrounding properties and the environment; and protect the integrity and character of the residential, commercial and public areas of the City. The specific purposes of this Chapter are as follows.

A. Develop property in a manner that respects the physical and environmental characteristics of each site, and will complement surrounding properties and the City in general;

B. Ensure that each new development is designed to best comply with the purpose and intent of the zoning district in which the property is located, and does not have an adverse effect on the aesthetic, architectural, health, and safetyrelated qualities of adjoining properties or upon the City in general;

C. Ensure access to each property and a circulation pattern that is safe and convenient for both pedestrians and vehicles;

D. Ensure the orderly and harmonious appearance of structures with associated site improvements (e.g., landscaping, parking areas, signs, and the like); and

E. Implement and promote the goals and policies of the General Plan.

(Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

A. Administrative Site Plan Review - Subject to Review. Administrative Site Plan Review shall be required for:

1. Residential. The construction of a new residential project of three to 25 units, or the addition of three or more units to an existing residential project that would result in no more than 25 units, or any residential project of three or more units with a minimum 20 percent of total units designated affordable to lower-income households.

2. Non-residential. Construction of a new building of between 5,000 to 15,000 gross square feet; or the addition of

between 5,000 to 15,000 net square feet to an existing building within a one-year period.

3. Mixed use. The construction of a mixed use project that meets the thresholds above for residential and/or non-

residential uses.

4. Low barrier navigation centers.

• B. Site Plan Review - Subject to Review. Site Plan Review shall be required for:

1. Residential. The construction of a new residential project of 26 or more units, or the addition to an existing

residential project that would result in 26 or more units.

2. Non-residential. Construction of a new building of more than 15,000 gross square feet or more; or the addition

of more than 15,000 net square feet or more to an existing building within a one-year period.

3. Mixed use. The construction of a mixed use project that meets the thresholds above for residential or non-

residential uses.

• C. Exempt from Review. Activities and structures identified in § 17.110.010 (Exemptions from Land Use Permit Requirements).

• (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006; Ord. No. 2026-005, Exhibit A (part))

A. Filing. An application for an Administrative Site Plan Review or Site Plan Review shall be completed, filed, and processed in compliance with Chapter 17.500 (Applications, Processing, and Fees). The application package shall include all information specified in the application, any applicable Division handout, and any additional information required by the Director in order to conduct a thorough review of the proposed project. It is the responsibility of the applicant to establish evidence in support of the findings required by § 17.540.020 (Findings and Decision) below.

B. Notice, Hearings, and Administrative Review. Notice, hearings and administrative review regarding an application for an Administrative Site Plan Review or a Site Plan Review shall be provided in compliance with Chapter 17.630 (Public Hearings and Administrative Review).

C. Designated Review Authority. The Director shall be the designated review authority on each Administrative Site Plan Review application. The Commission shall be the designated review authority on each Site Plan Review application.

D. Referral to the Planning Commission. If the Director determines that there are unusual circumstances or special conditions related to an application, the Director may defer action and refer such application to the Commission for final decision.

E. Project Review Procedures. An Administrative Site Plan Review or a Site Plan Review shall be conducted by comparing the proposed project to applicable General Plan policies, any applicable specific plan, adopted development and objective design standards, design guidelines, and other applicable City ordinances. In conducting an Administrative Site Plan or Site Plan Review for a particular project, the reviewing authority may also consider the location, design, site plan configuration, and the overall effect of the proposed project upon surrounding properties and the City in general per § 17.540.020 (Findings and Decision).

F. Required Community Meetings. Notice and hearings regarding an application for an Administrative Site Plan Review or Site Plan Review shall be provided in compliance with Chapter 17.625 (Required Community Meetings). (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

Following an administrative review or public hearing, the appropriate review authority shall record the decision in writing, with the findings on which the decision is based. The Administrative Site Plan Review or Site Plan Review may be approved, with or without conditions, only after first making specific findings as outlined below, and any additional findings required for the approval of specific land uses in Article 4 (Standards for Specific Land Uses).

A. Findings for Approval of Housing Development Projects.

1. Project does not have a specific, adverse impact on public health or safety. A "specific adverse impact" means a significant, quantifiable, direct and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions in existence on date application was deemed complete.

2. The project is consistent with the purpose and intent of this Chapter, the requirements of the zoning district in which the site is located, and with all applicable development and objective design standards, as existed on the date the application was deemed complete.

3. The proposed project is consistent with the General Plan and any applicable specific plan.

4. The existing or proposed public facilities necessary to accommodate the proposed project (e.g., fire protection devices, parkways, public utilities, sewers, sidewalks, storm drains, street lights, traffic control devices, and the width and pavement of adjoining streets and alleys) will be available to serve the subject site.

B. Findings for Denial or Reduced Density of Housing Development Projects. Housing development projects consistent with the General Plan, Zoning Code and objective design standards can only be denied if the findings in

Cal. Gov’t Code § 65589.5(j)(1) can be made.

C. Findings for Denial or reduced Density of Housing Development Projects with 20% Affordability. Housing development projects with 20% affordable units and consistent with the General Plan, Zoning Code and objective design standards can only be denied if the findings in Cal. Gov’t Code § 65589.5(d) can be made.

D. All Other Projects.

1. The general layout of the project, including orientation and location of buildings, open space, vehicular and pedestrian access and circulation, parking and loading facilities, building setbacks and heights, and other improvements on the site, is consistent with the purpose and intent of this Chapter, the requirements of the zoning district in which the site is located, and with all applicable development standards and design guidelines.

2. The architectural design of the structure(s), and their materials and colors, are compatible with the scale and character of surrounding development and other improvements on the site and are consistent with the purpose and intent of this Chapter, the requirements of the zoning district in which the site is located, and with all applicable development standards and design guidelines.

3. The landscaping, including the location, type, size, color, texture, and coverage of plant materials, provisions for irrigation, and protection of landscape elements has been designed to create visual relief, complement structures, and provide an attractive environment and is consistent with the purpose and intent of this Chapter, the requirements of the zoning district in which the site is located, and with all applicable development and design standards and design guidelines.

4. The design and layout of the proposed project will not interfere with the use and enjoyment of neighboring existing or future development, will not result in vehicular or pedestrian hazards, and will be in the best interest of the public health, safety, and general welfare.

5. The existing or proposed public facilities necessary to accommodate the proposed project (e.g., fire protection devices, parkways, public utilities, sewers, sidewalks, storm drains, streetlights, traffic control devices, and the width and pavement of adjoining streets and alleys) will be available to serve the subject site.

6. The proposed project is consistent with the General Plan and any applicable specific plan.

(Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

The Director may approve or recommend approval of a Site Plan Review for a proposed project in compliance with § 17.540.020 (Findings and Decision), and may impose conditions upon the project, including but not limited to, the City's "Comprehensive Standard Conditions of Approval for Discretionary Land Use Permits," as adopted by the Commission to ensure that the project will meet all of the required findings. Conditions may relate to both on- and offsite improvements that are reasonable and necessary to mitigate project-related impacts, and to carry out the purpose and requirements of the respective zoning district, and all applicable development standards and design guidelines. (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)

Procedures relating to appeals, notices, revocations and modifications, as identified in Article 6 (Zoning Code Administration), in addition to those identified in Chapter 17.595 (Permit Implementation, Time Limits, and Extensions), shall apply following the approval of a Site Plan Review. (Ord. No. 2005-007 § 1 (part); Ord. No. 2024-006)