§ 17.136

Site Plan and Design Review procedures and standards provide for the comprehensive review of proposed development projects to:

A.

Assure orderly development and harmonious appearance of structures with associated site improvements (such as landscaping, parking areas, signs, etc.);

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 balance the rights of adjoining property owners regarding privacy, noise, light, health, and safety;

C.

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;

D.

Ensure the implementation of urban design policies and principles consistent with the City's General Plan;

E.

Develop property in a manner that respects the physical and environmental characteristics of each site and will complement surrounding properties and maintain and protect property values and financial investments;

F.

Ensure the development of a circulation pattern that is safe and convenient for both pedestrians and vehicles; and

G.

Ensure the development will not be incompatible or injurious to other properties or land uses in the vicinity or create conditions materially detrimental to the public health, safety and general welfare.

(Ord. No. 931, § 5(Exh. A), 10-22-13)

No building permit or any other type of construction permit shall be issued for any building structure or other development of property until a Site Plan and Design Review covering the parcel or parcels is approved as provided herein. Building permits and other construction permits may be issued only in accordance with such an approved plan, including the terms and conditions thereof.

(Ord. No. 931, § 5(Exh. A), 10-22-13)

17.136.030 - Review authority.

A.

Discretionary Review.

1.

Residential. A discretionary site plan and design review by the Planning Commission shall be required for the following residential projects:

a.

Any new dwelling unit to be constructed that equals or exceeds two thousand five hundred (2,500) square feet of developed living area;

b.

Any addition to a dwelling unit in which the total floor area with the addition equals or exceeds two thousand five hundred (2,500) square feet of developed living area;

c.

Any fill that would raise the building pad or front yard elevation by more than twenty-four (24) inches above the natural grade; and

d.

The construction of a small lot subdivision, multi-family dwelling or apartment building in the R-3 zone.

2.

Nonresidential. A Discretionary Site Plan and Design Review by the Planning Commission shall be required for the following nonresidential projects:

a.

Any proposal to construct a new building of three thousand (3,000) gross square feet or more, or the addition of three thousand (3,000) square feet or more within a one-year period, or an addition that exceeds fifty (50) percent of the existing gross floor area in the P-O, C-1, C-3, CBD, CI-MU, and M-1 zones;

b.

Any proposal to construct a building over the minimum numerical height requirement, to exceed the maximum by no more than five feet if it is determined that the additional height would provide unique architectural elements that would enhance the project overall in the Commercial P-O, C-1, C-3, C-4, and CBD zones; and

c.

Any other development proposal where a discretionary site plan review is required by this Title.

B.

Administrative Staff Review.

1.

Residential. An Administrative Site Plan and Design Review by Planning Division staff shall be required for the following residential projects:

a.

The construction of any single-family or two-family dwelling unit in the R-1, R-2, and R-3 zones that has a total developed living area of less than two thousand five hundred (2,500) square feet;

b.

A residential addition and modification to a single-family or two-family dwelling unit in the R-1, R-2, and R-3 zones, in which the total developed living area with the addition is less than two thousand five hundred (2,500) square feet. A modification to a residential structure shall include structural façade improvements, front yard porches, and roof pitch changes;

c.

The installation of hardscape directly adjacent to a new or remodeled residential driveway;

d.

The installation of a portable shade structure in the rear yard of a R-1 or R-2 lot;

e.

The installation of new fences and walls in a residential front yard; and

f.

The construction including expansion of square footage of any accessory structure, including patio covers, pools, and spas.

g.

Minor, nonstructural repairs and maintenance to existing structures provided such minor maintenance and repairs meet the standards of the underlying zone shall be exempt from an administrative site plan review. Minor repairs and maintenance to nonconforming residential structures shall comply with Chapter 17.72 (Nonconforming Uses, Structures, Lots, and Parking Facilities).

2.

Nonresidential. An Administrative Site Plan and Design Review by Planning Division staff shall be required for the following nonresidential projects:

a.

Notwithstanding the provisions of Chapter 17.28 (Overlay Zones), the construction of a new nonresidential building with a total gross floor area less than three thousand (3,000) square feet;

b.

Any addition or modification to a nonresidential structure in which the total gross floor area with the addition is less than three thousand (3,000) square feet. A modification to a nonresidential structure shall include structural façade improvements, including window and door change outs when a building permit is required, and roof pitch changes;

c.

Other nonresidential construction consisting of new fences and walls, new parking lot layout plans, new landscape planters, and signs.

d.

Minor, non-structural repairs, and maintenance to existing structures, parking lots, and landscape planters shall be exempt from an Administrative Site Plan Review, provided such minor maintenance and repairs meet the standards of the underlying zone. Minor repairs and maintenance to nonconforming nonresidential structures shall comply with Chapter 17.72 (Nonconforming Uses, Structures, Lots, and Parking Facilities).

(Ord. No. 931, § 5(Exh. A), 10-22-13; Ord. No. 998, § 6, 4-27-21)

17.136.040 - Application requirements and review criteria.

A.

Discretionary Site Plan and Design Review. A Discretionary Site Plan and Design Review shall be subject to the design review application filing, processing and review criteria outlined in Chapter 17.28, Section 17.28.020 and the public hearing provisions in Chapter 17.156 (Public Hearings and Administrative Review).

B.

Administrative Site Plan and Design Review. Items requiring an Administrative Site Plan and Design Review shall be subject to the review and approval of the Planning Division staff. Each application for an Administrative Site Plan and Design Review shall be reviewed to ensure that the application is consistent with this chapter, applicable development standards and regulations of this Zoning Code, and any adopted

design guidelines and policies that may apply. Upon receipt of a completed application, staff shall review the design, location, site plan configuration, and the effect of the proposed development on surrounding development by comparing the project plans to the established development standards, regulations, and applicable design guidelines and policies.

(Ord. No. 931, § 5(Exh. A), 10-22-13)

17.136.050 - Issuance of other required permits and approvals.

A.

Permits for Grading, Structures, and Uses. Upon approval Administrative Site Plan and Design Review permits may be issued for grading, structures, and uses.

B.

Grading shall not be started and no structure shall be altered, enlarged, erected, moved, or rebuilt subject to the provisions of this chapter, except in compliance with the approved Site Plan and Design Review and the conditions imposed on the review.

C.

Expiration. Construction of improvements permitted by a Discretionary or Administrative Site Plan and Design Review approval shall be "exercised" or started within twelve (12) months of the actual date of approval, provided that this time limit may be increased or decreased, at the time of granting the approval, in order to allow the time limit to be concurrent with any other entitlement to construct identified in this Zoning Code.

D.

Extension. An extension of time for a Site Plan and Design Review maybe granted by the Community Development Director upon the written request of an interested person filed with the Community Development Department prior to the expiration of such twelve (12) months period. Such request shall set forth the reasons, supported by factual data, why the plan has been unused, abandoned, or discontinued. No extension of time shall be granted unless the Community Development Director finds the facts to be substantially as set forth and to constitute justifiable cause for such extension. If the Site Plan and Design Review was approved by the Planning Commission, then the Planning Commission shall consider the request for an extension. A fee shall be paid to the City upon the filing of each request for an extension in an amount established by the City Council from time to time by resolution, for the purpose of defraying the expenditures incidental to the proceedings set forth in this chapter.

(Ord. No. 931, § 5(Exh. A), 10-22-13)

Chapter 17.140 - VARIANCES