Part 2 — Site Plan Review

The provisions of this part are intended to establish a process by which certain types of development projects and structures are subject to a comprehensive discretionary review approval process before the City's Planning Commission; to ensure that projects conform to City development standards; to ensure that the site plan, building layout, size, shape, scale, mass, height, architectural design, architectural components, materials, colors, landscaping, on- and off-site parking and traffic circulation, and other aspects of the physical plan for the development project are compatible with neighboring developments, are adequate and appropriate for the site, and achieve the highest level of design that is feasible for the project; and to ensure that city services are adequate and available to the project. The City intends to use this process to improve the aesthetic character of the community, to preserve and enhance property values, protect adjacent properties from adverse impacts caused by development projects, to assist private and public developers to be more cognizant of public concerns for the aesthetics of projects, and to bring about a community that is livable, safe, functional and attractive.

(§ 5, Ord. 1119, eff. July 18, 2014)

• (a) Nonresidential. All new nonresidential buildings or structures requiring a building permit, the expansion of any nonresidential buildings or structures requiring a building permit, or the modification of the exterior design or façade of an existing nonresidential building or structure or element requiring a building permit shall be subject to site plan review in accordance with this Part 2.

• (b) Residential. All new residential buildings or structures requiring a building permit for a new residential project of five or more units or the addition to an existing project that would result in five or more units shall be subject to site plan review in accordance with this Part 2. Exception: a new residential project consisting of solely individual owner custom built lots/homes.

• (c) Discretionary entitlement. When design and site review in accordance with this Part 2 is required as a condition of approval of a subdivision, conditional use permit, variance, or other

discretionary entitlement.

• (d) Consolidation of application. Whenever feasible, the Planning Commission shall consider a site plan review application for a proposed development project in conjunction with any other applications for discretionary permits or other land use approvals for the same project.

• (§ 5, Ord. 1119, eff. July 18, 2014)

In addition to other duties and responsibilities as specified by the provisions of Title 9 , Chapter 2 , Article 3 in this Code, the Project Review Board shall have the following duties and responsibilities:

• (a) The Project Review Board shall review and consider the site plan design of project proposals in light of the City's general plan, any applicable specific plan, the adopted design review policies set forth in the City Community Design Standards, any applicable development standards set forth in this Code, and shall provide an advisory recommendation to the Planning Commission.

• (b) The Project Review Board shall evaluate the following: site plan considerations, including building layout, location, orientation, of all new and existing structures and the relationship to one another and surrounding properties; methods of landscape irrigation; location and design of facilities for physically disabled persons; location of fencing and other screening; location and screening of refuse facilities; traffic circulation on-site and off-site; pedestrian and bicycle circulation and safety; arrangement of off-street parking and loading facilities; location and intensity of all onsite lighting; and provision of municipal and public services including such items as curb cuts, curbs, gutters and sidewalks, sidewalk design, grading and drainage, location of fire hydrants; location and type of signage; location and design of facilities of public safety concern.

• (§ 5, Ord. 1119, eff. July 18, 2014)

• (a) The Planning Commission may conduct study sessions on the aesthetic aspects related to a proposed project, at the request of the applicant or upon referral from the Community Development Director or designee. The purpose of the study session is to provide the applicant with feedback from the Planning Commission early on in the design process, before becoming overly invested in a given design. This review shall be in the nature of a discussion between the Planning Commission and the applicant concerning the aesthetic aspects of a project proposal, and shall not constitute a final decision by the Planning Commission concerning the proposed development.

• (b) The Planning Commission shall review and consider the architectural, landscaping, and the lighting elements of project proposals in light of the City's general plan, any applicable specific plan, the adopted design review policies set forth in the City Community Design Standards, any applicable development standards set forth in this Code, and shall provide the applicant with feedback on the proposed design.

• (c) The Planning Commission shall evaluate the following: architectural considerations, including architectural style and consistency, height, bulk, area, color of buildings, types of construction materials, physical and architectural relationships with existing and proposed structures; height; materials, and variations in boundary walls, fences, exterior elevations of all sides of the buildings or structures, and methods used to screen mechanical equipment from public view; landscape and site treatment, including: types of planting and vegetation, rock groupings, topography and location of landscaping areas; and aesthetics of exterior lighting elements, and shall provide the applicant with feedback on the proposed design.

(§ 5, Ord. 1119, eff. July 18, 2014)

• (a) Application. Any person requiring design review approval shall submit an application on a form prepared by the Community Development Department. All information specified on the form shall be provided by the applicant. An application fee shall be submitted at the time the application is submitted in an amount specified by the City's current fee resolution. If the applicant is not the property owner, the application shall contain the signature of the property owner or the duly authorized representative or agent of the property owner. The accuracy of all information, maps and documents submitted on or with the application shall be the responsibility of the applicant. The applicant shall also submit any additional information required by the application or requested by City staff.

• (b) Plans and drawings to be submitted. In addition to meeting all of the other application requirements of this Code, projects subject to site plan review shall be required to have the following materials submitted to the Community Development Department:

  • (1) A site plan, drawn to scale, showing the parcel dimensions, proposed location, size and height of proposed and existing structures and other improvements including, where appropriate, driveways, fences and walls (their location, height and materials), landscaped areas, off-street parking and loading areas, pedestrian walks, signing, lighting, storage areas, loading spaces. The site plan shall indicate the locations of off-street parking areas, including entrances and exits, and the direction of traffic flow into and out of off-street parking areas. The site plan shall indicate street dedication and improvements.

  • (2) A landscape plan, drawn to scale, showing the locations of existing trees proposed to be removed and proposed to be retained on the site and showing conformance to the City's shade canopy requirements; the location and design of landscaped areas and the varieties and sizes of plant materials to be planted therein; and other landscape features, including sprinkler and irrigation systems in compliance with the City's applicable landscaping codes and regulations.

  • (3) Architectural drawings or sketches, drawn to scale, including floor plans in sufficient detail to permit computation of yard requirements and showing all elevations of the proposed structures as they will appear upon completion. All exterior surfacing colors and materials shall be specified.

  • (4) Accurate scale drawings of all signs indicating sign color, illumination, material, and size.

  • (5) Preliminary grading and drainage plans.

  • (6) Other data as may be required by City staff to ensure that the intent and purposes of this section are satisfied.

• (c) Review and recommendation. When deemed complete, the Community Development Department shall refer the application and submittals to the Project Review Board for review and recommendation. The Project Review Board shall consider the application within 30 days after it is deemed complete by the Community Development Department. After consideration the Project Review Board shall issue an advisory recommendation to the Planning Commission and, where applicable, the recommended conditions which should be imposed on the project. The recommendations shall be included in the staff report to the Planning Commission on the project.

• (d) Study session. When deemed complete, the Community Development Department may refer the application and submittals to the Planning Commission for a study session to be placed on

the Planning Commission agenda within 30 days after it is deemed complete by the Community Development Department.

(§ 5, Ord. 1119, eff. July 18, 2014)

• (a) Findings. The Planning Commission shall approve a site plan if it makes all of the findings specified in these sections. In making the findings set forth herein the Planning Commission shall consider and evaluate those aspects of the project described in Sections 9-3.2317(b) and 9-3.2318(c) . In approving a site plan, the Planning Commission may impose any reasonable conditions it deems appropriate. The Planning Commission shall make the following findings before approving a site plan:

  • (1) That the proposed development is consistent with the general plan, any specific plans, and any design standards adopted by the City Council;

  • (2) That the design and location of the proposed development and its relationship to existing or proposed developments and traffic in the vicinity thereof is such that it will not impair the desirability of investment or occupation in the neighborhood; and that it will not unreasonably interfere with the use and enjoyment of existing or proposed developments in the vicinity thereof, and that it will not create traffic hazards or congestion;

  • (3) That the design of the proposed development is in keeping with the character of the surrounding neighborhood and is not detrimental to the harmonious, orderly, and attractive development contemplated by this ordinance and the general plan of the City;

  • (4) That the design of the proposed development would provide a desirable environment for its occupants, as well as for its neighbors, and that it is aesthetically of good composition, materials, textures, and colors;

  • (5) That the proposed use complies with all applicable requirements of the zoning district in which it is located and all other applicable requirements; and

  • (6) That the overall development of the subject property is designed to ensure the protection of the public health, safety, and general welfare.

• (b) Conditions. In approving a site plan review application, reasonable conditions may be imposed that are deemed necessary to implement the intent and purpose of the design and site development review procedure and to protect the public health, safety and general welfare.

• (c) Conformity of building permit plans to site plan review approval. Any application for a building permit subject to this section shall be reviewed by the Community Development Department for a determination as to whether such application conforms to the prior design and site development review approval by the Planning Commission. In order that such determination can be made, the building permit application shall incorporate the information and materials required by this section. No building permit shall be issued unless the Community Development Department determines that such permit conforms to such design and site development review approval.

(§ 5, Ord. 1119, eff. July 18, 2014)

• (a) Effective date. A site plan approval shall become effective after an elapsed period of 10 days from the date of the decision by the Planning Commission unless an appeal of the decision is filed pursuant to the appeals procedure provided in Part 6 of Article 23 of this chapter.

• (b) Time limit. A site plan review approval shall expire 24 months after the effective date of the approval, unless a building permit has been issued for the project. A site plan review approval shall expire upon expiration of a building permit which has been issued in accordance with this chapter.

• (c) Extensions. When an applicant desires an extension of a site plan review approval, and the approval is not coupled with a tentative tract map or parcel map, the provisions of Section 93.2311 shall apply. Notwithstanding the provisions of Section 9-3.2311 , when an applicant desires to be granted an extension of a site plan review approval, and the approval is coupled with a tentative tract map or parcel map, the Planning Commission at its sole discretion may grant an extension of time not to exceed the life of the map including any extensions approved by the City or by state law. The application to file an extension for a site plan review approval must be filed on a form as provided by the City and must be completed and filed with the City prior to the expiration of said permit including any applicable processing fee.

• (§ 5, Ord. 1119, eff. July 18, 2014, as amended by § 7, Ord. 1137, eff. October 2, 2015)