Chapter 21.17 — SITE PLANS

A.

Development Review Committee Meeting. A site plan is a review process of minor development projects by the development review committee that includes a public meeting and is consistent with Chapter 21.15 (Development Review).

B.

Projects Subject to Site Plan. The following types of development projects shall be subject to development review committee approval of a site plan:

Single-Family Residential.

a.

Dwellings within the planned development overlay zoning district.

b.

Dwellings within the special planned development overlay zoning district if referred from a higher review authority;

c.

Dwellings requesting a site plan modification allowed by Section 21.17.020 (Site Plan Modifications).

Multi-Family Residential.

a.

Housing development projects with two to ten dwelling units per lot that are defined as a "housing development project" by the Housing Accountability Act (California Government Code Section 65589.5(h)(2)).

b.

Room additions, accessory buildings, and exterior alterations to multi-family housing developments that are visible from public streets and other public vantage points.

Commercial, Industrial, and Institutional.

a.

Construction of buildings with less than ten thousand gross square feet if all necessary infrastructure has been installed, all necessary dedications have been made, and no special conditions are necessary.

b.

A mid-size addition that expands the size of the building by up to ten percent or ten thousand gross square feet, whichever is greater, and not exceeding one such addition in any twelve-month period, provided that all necessary infrastructure has been installed, all necessary dedications have been made, and no special conditions are necessary. (See exception for small additions not visible from public streets and other public vantage points in plot plans [Section 21.18.010].)

c.

Accessory buildings up to ten thousand square feet provided that all necessary infrastructure has been installed, all necessary dedications have been made, and no special conditions are necessary.

d.

Exterior alterations to existing buildings that are visible from public streets and other public vantage points.

e.

Fences, walls, and screening for outside storage and display areas.

Pregrading. Pregrading of a site (without any accompanying development plans) where the surface area is twenty thousand or less square feet.

Signs. All signs, except signs implemented as part of an approved sign program and that are not visible from a public right-of-way, change of copy within existing sign structures, and directional signs.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)

A.

Purpose. The site plan modification is established for the purpose of allowing development approaches that are not permitted as a matter of right but which may be considered compatible and appropriate if such uses or features are designed or arranged on a site or in a structure in a particular manner and in accordance with conditions imposed by the review authority, allowing the review authority to make minor deviations from the development standards applicable to a property in order to promote an integrated design approach and quality.

B.

Allowed Modifications by the Development Review Committee. The development review committee shall be authorized to make modifications to zoning standards as part of site plan review process as outlined in Table

Table 21.17.020-1: Site Plan Modifications

Modification Zoning Code Section

Architectural Standards (R-A and R-1).

Modification to architectural standards for primary and accessory structures in single-family Subparagraph 21.33.040(D)5.a. residential zoning districts

Modification to allow metal roof or siding materials Subparagraph 21.33.040(D)1.b.4. Paragraph 21.33.040(D)2. Subparagraph 21.33.040(D)5.b.

Detached Accessory Structures.

Modification to standards for small detached accessory structures (120 square feet or Subparagraph 21.33.040(C)2.b. smaller) in R-A and R-1 zoning districts

Modification to standards for small accessory structures (120 square feet or smaller) in multi- Subparagraph 21.33.060(C)2.b. family zoning districts

Modification to standards for small canopies and detached patio covers (120 square feet or Subparagraph 21.43.030(C)11.b. smaller)

Fences.

Modification to allowed fence or wall height in the front yard for residential and office Subparagraph 21.44.030(A)1.a. professional uses

Modification to allowed fence or wall height in the front yard for commercial or industrial uses Subparagraph 21.44.030(A)1.b. (6 feet)

Modification to allowed fence height on reverse corner lots Paragraph 21.44.030(B)2.

Height. Modification to allow minor height projections above height limits including flagpoles Paragraph 21.41.040(A)2. (Table 21.41.040-1) and mechanical equipment

Hillsides.

Modification to retaining wall height (up to 2 additional vertical feet) Section 21.81.050

Landscaping standards in hillsides Section 21.81.050

Landscaping. Modification to landscaping requirements Subsection 21.45.020(H)

Mechanical Equipment Screening. Modification to mechanical screening requirements. Subsection 21.47.020(D)

Nonconformities. Additions or alterations to extend nonconforming setback or height Section 21.76.010(B)

Parking.

Modification to allow tandem spaces Paragraph 21.48.040(E)1.

Modification to allow for non-permanent parking lot surfacing material for residential uses Subparagraph 21.48.100(B)3.b.

Modification to slope for single-family residential parking spaces Subparagraph 21.48.100(D)1.e.

Modification to allow for non-permanent surfacing material for single-family residential Subparagraph 21.48.110(A)5.b. driveways

Modification to allow for driveway gradient and driveway width requirements Subsection 21.48.110(B)

Modification to off-street loading requirements Subsection 21.48.120(C)

Open Space Standards. Modification to open space requirements. Paragraph 21.33.060(E)3.

Refuse Enclosures. Modification to development standards for refuse and recycling areas Subsection 21.51.030(C)

Setbacks. Modification to require rear setbacks in R-1 zoning district abutting public school Subparagraph 21.33.040(A)1.b. district owned facilities

Signs. Modification to configuration and location and sign area height requirements in Subsection 21.52.060(E) (Table 21.52.060-1) Uptown Town Center Specific Plan

C.

Required Findings. Before a site plan modification approval may be granted, the review authority shall make all of the findings set forth in this subsection, unless otherwise noted, and may impose conditions of approval as necessary to make these findings:

There are no feasible alternatives to the requested modification, such as an incentive or concession allowed through a density bonus (Chapter 21.61), that could provide an equivalent level of benefit to the applicant with less potential detriment to surrounding owners and occupants or to the public.

The modification will not be detrimental to the health, safety, or general welfare of the persons within the vicinity.

The modification results in a superior project (such as more usable open space, more creative design, better interface with neighboring properties and/or public realm, less grading or a less exposed public view of grading, protection of oak trees, provision of deed-restricted affordable housing, etc.)

The characteristics of the project and the degree of potential for the project to negatively impact neighboring properties justify the modification.

The modification does not preclude or prevent adequate fire protection.

The modification does not impair the sight distance of vehicles on the street or on the driveway of adjacent lots.

The modification complies with any additional findings or conditions for the individual modification.

D.

Filing of Application. An application for a site plan modification shall comply with Chapter 21.09 (Application Processing and Common Procedures) and shall contain a description of the modification and a justification for the request including specific facts to support the required findings and any additional information or materials necessary for processing and review of the application that may be requested by the review authority to facilitate review of the application.

(Ord. No. 1144 N.S., § 3(Exh. A), 10-1-2024)