Chapter 21.114 — SITE PLAN REVIEW

This chapter establishes the procedure for site plan review. The purpose of site plan review is to ensure that development proposals respect the physical and environmental characteristics of the site on which they are located, are compatible with and complement surrounding properties, and meet all requirements of this title and any other applicable provisions of the Municipal Code.

(Ord. 612 Exhibit A (part), 2008).

Site plan review shall be required for building additions or modifications to single-family dwellings, multi-family dwellings, commercial structures, industrial structures, the installation of an electronic billboard or the conversion of a non-electronic billboard to an electronic billboard.

Additions to single-family dwellings are subject to Section 21.112 (Certificate of compatibility) if the combined total floor area ratio (FAR) of the existing and new floor area exceeds the maximum FAR standard of the residential district in which the dwelling is located pursuant to Table 21.18.040 (Floor Area Ratio Standards).

(b) In circumstances whereby no other discretionary application or review is required pursuant to the provisions of this title, site plan review shall be conducted by the community development director, and no public hearing shall be required.

(c) In circumstances whereby a separate discretionary application or review is required, site plan review shall be conducted concurrent with that discretionary application, as set forth in Section 21.82.030. (Ord. 722, § 11, 2022; Ord. 623 § 11, 2008; Ord. 612 Exhibit A (part), 2008).

The application form for site plan review shall specify the information, materials, and exhibits to be submitted to allow for comprehensive review by the community development director. (Ord. 612 Exhibit A (part), 2008).

(a) Standards of Review. Site plan review shall be conducted after an application has been deemed complete (Chapter 21.84). Upon receiving a complete application, the community development director or designee shall consider the location, design, site plan configuration, setbacks from all property lines, land coverage, building height and bulk, landscaping, access, parking, circulation, and the overall effect of the proposed project upon its surroundings, as set forth in Section 21.114.050 below. Site plan review shall be conducted by utilizing applicable general plan policies, any applicable specific plan or planned development, adopted development standards, design guidelines, and other applicable city ordinances and regulations.

(b) Modifications and Action. Within fifteen days of receiving a completed application, the community development director or designee shall review the application for compliance with the provision of this chapter and title, and shall prepare and mail to the applicant a site plan review letter specifying any required modifications. The applicant shall be provided the opportunity to make the required modifications and to provide revised materials to the

community development director for subsequent review. Within fifteen days of receiving revised materials, the community development director shall act to approve the application, approve the application subject to conditions and modifications, or deny the application.

(Ord. 612 Exhibit A (part), 2008).

21.114.050 Considerations in review of application .

(a) Purpose. This section establishes the criteria that will be used by the community development director or designee to focus site plan review and assist in the development of conditions and required modifications. These criteria shall be used in combination with the requirements set forth in this title for the zoning district in which the project is located.

• (b) General.

• (1) The development shall create a pleasant character and be harmonious with the past development.

• (2) The development shall minimize disruption of existing natural features such as trees and other vegetation and natural ground forms.

• (3) The development shall illustrate a design compatibility with the desired developing character of the surrounding area.

• (c) Building and Site Planning Relationships.

• (1) The building site shall avoid crowding structures and allow for a functional use of space between buildings.

• (2) The building or buildings shall reflect attention to shadows, changing climatic conditions, and noise impacts.

• (3) The building design exterior facade and architectural features (including window types, entrance areas,

porches, chimneys, and the use of building modulation) shall complement and blend in with the surrounding area.

• (4) Building height, profile of the structures, building materials, finishes, and colors on exterior surfaces, and roof designs and materials shall complement the surrounding area.

• (d) Site Design.

(1) The orientation of building(s) and site layout shall be compatible with the surrounding area, including entrances, parking areas, driveways, landscape areas, setbacks, trash enclosures, and common and private recreation areas (multiple-family development).

• (2) The scale and bulk of building(s) shall be compatible with the surrounding area.

• (3) Pedestrian walkways and paving materials shall be clearly indicated in the circulation design.

• (4) Loading and unloading areas shall provide for adequate ingress and egress.

• (5) Lighting for safety of pedestrians and vehicles shall be integrated into the design elements of the building(s) and landscaping.

• (6) Art work, including sculpture, murals, fountains, and other ornamental or decorative features for scale, design, shall be compatible with the surrounding properties.

• (e) Circulation.

• (1) The development shall minimize impacts on surrounding properties and streets and accommodate emergency vehicles.

• (2) The development shall create a circulation system that avoids conflicts among vehicular, bicycle and pedestrian traffic.

• (3) The development shall accommodate individuals with physical disabilities via the provision of conveniently located handicapped parking stalls, ramps and the like.

• (f) Landscaping.

• (1) The development shall design landscaping to create a pleasing appearance from both within and off the site.

(2) The development shall ensure landscaping accommodates adequate sight distances for motorists and pedestrians entering and exiting the site and does not interfere with circulation effectiveness.

(g) Buffering.

(1) Adequate screening shall be provided for exterior trash and storage areas and service yards from view of adjacent streets and structures in a manner that is compatible with building site design.

(2) Adequate buffering shall be provided to minimize the noise within the project as well as noise created by the proposed project (traffic, air conditioning, use, etc.) that may negatively impact the surrounding area. (Ord. 612 Exhibit A (part), 2008).

A site plan review application shall be granted only when the community development director finds the proposed use or development action to be in conformance with all applicable provisions of this chapter and title and other adopted policies of the city. The community development director may modify plans in whole or in part, apply conditions of approval, or require guarantees to ensure compliance with applicable provisions of this chapter and title. (Ord. 612 Exhibit A (part), 2008).

An approval of a site plan shall become null and void if not exercised within the time specified in said approval, or if no date is specified, twenty-four months from the date of approval of the site plan. Upon written request of the applicant, the authority that gave final approval to the original request may extend the time at which such approval expires.

(Ord. 612 Exhibit A (part), 2008).

The final action on the site plan review by the community development director shall constitute approval of the permit. Such permit shall only become valid after the designated ten-day appeal period has expired. (Ord. 612 Exhibit A (part), 2008).