San Fernando Municipal Code Div. 6 Site Plan Review

The purpose of the site plan review procedure is to enable the director to check development proposals for conformity with the sections of this chapter in a manner that is also consistent with the general plan, any applicable specific plans, and adopted design guidelines.

(Ord. No. 1732, § 3(Exh. A), 5-5-2025)

(a) Development. A site plan review permit shall be required for all projects that propose development, as defined in article VI, Definitions, of this chapter, of property within the City of San Fernando in addition to:

(1) All new construction or exterior alteration of any existing building or structure which also requires a conditional use permit or a variance;

(2) All new construction or major remodel of any existing building or structure in the PD Overlay, RPD Zone, MU Overlay, or SP-5 Zone;

(3) All new construction or exterior alteration of any existing building or structure in a residential zone that involves 200 square feet or more of floor area or will extend the structure to a second floor;

(4) All new construction or exterior alteration of any existing building or structure in a commercial or industrial zone that results in a 20 percent or more of the existing square footage or 500 square feet, whichever is less.

(5) All new construction of any freestanding sign in all commercial and industrial zones, other than a monument sign or any electronic message center sign.

(6) All new construction or alteration of any wireless communication facility that is determined not to be exempt pursuant to section 106-771 of this Code. Generally speaking, these facilities are located on private property, including city-owned property not located within the public right-of-way.

(b) Exceptions. No site plan review permit shall be required for the following:

(1) To confirm that the establishment of a new use with no development is permitted as a matter of right.

(2) The continuation of previously approved or permitted uses, structures, or uses and structures, that are not subject to any building code or zoning ordinance regulations.

(3) Sign permit applications proposing new or revised signage that meet the standards of division 9 of article III, Signs

(4) Administrative planning review as outlined in division 7 of this article.

(Ord. No. 1732, § 3(Exh. A), 5-5-2025)

(a) The applicant shall submit copies of the site plan to the director. The number of copies required shall be as determined by the director. The applicant shall be required to pay appropriate fees as determined by city council resolution for processing site plan review applications.

(b) The site plan shall be reviewed by the director for conformity with sections of this chapter, the general plan, any applicable specific plans, adopted design guidelines, policies and ordinances of the city. The plans may be conditionally approved and signed by the director which conditional approval stipulates that the development as shown, with any changes noted by the director, conforms to the development regulations of the zone.

(c) Certain development regulations in the various zones are subject to commission review and approval. In these instances the site plan review application shall be submitted to the commission and the items in question shall be placed on the agenda. The commission may approve, disapprove or approve the proposed development with conditions on the site plan review application. The commission's findings shall be noted on the plans and recorded in the commission minutes.

(d) When a site plan review is required, no building permit shall be issued until the site plan review application has been approved in accordance with this section, and no certificate of occupancy shall be issued unless the development complies with the approved site plan review and all conditions attached thereto.

(e) 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 planning and preservation commission for final decision.

(f) The applicant may appeal the decision of the director or the planning and preservation commission pursuant to section 106-817.

(Ord. No. 1732, § 3(Exh. A), 5-5-2025)

Except as required by state law, each application filed with the planning division shall be initially processed as follows:

(1) Completeness review. The division shall review an application for completeness and accuracy before it is accepted as being complete and officially files. The division will consider an application complete when:

a. All necessary application forms, documentation, exhibits, materials, maps, plans, reports, and other information specified in the application form, any applicable division handout, or any additional information required by the director have been provided and accepted as adequate; and

b. All necessary fees and deposits have been paid and accepted.

(2) Notification of applicant. The applicant shall receive written notification, within 30 days of submittal, that the application is complete and has been accepted for processing, or that the application is incomplete and that additional information, specified in the written notification, must be provided.

(3) Expiration of application. If a pending application is not deemed complete within six months after the first filing with the division, the application shall expire and be deemed withdrawn, and any remaining deposit amount shall be refunded, subject to administrative processing fees.

(4) Extension of application. The director may grant one six-month extension, upon written request of the applicant. After expiration of the application and extension, if granted, a new application, including fees, plans, exhibits and other materials, will be required to commence processing of a new project application on the same property.

(5) Additional information. After the application has been accepted as complete, the director may require the applicant to submit additional information needed for the environmental review of the project, in compliance with the California Environmental Quality Act.

(6) Referral of application. At the discretion of the director, or where otherwise required by this title, state, or federal law, an application filed in compliance with this title may be referred to any public agency that may be affected by or have an interest in the proposed land use activity.

(Ord. No. 1732, § 3(Exh. A), 5-5-2025)

A 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 IV.

(1) Findings for approval of non-housing development projects. The review authority shall only approve a site plan review permit application for a non-housing related project if it finds that the application is consistent with the purposes of this article and with the following:

a. The applicable standards and requirements of this Code;

b. The general plan and any applicable specific plan, community plan, ordinances or policies the city has adopted;

c. Any applicable design guidelines/standards the city has adopted;

d. Any approved tentative map, conditional use permit, variance, or other planning or zoning approval that the project required;

e. 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 street and alleys) will be available to serve the subject site.

f. The proposed development will not be substantially adverse to the public health, safety, or general welfare of the community, nor be detrimental to surrounding properties or improvements.

(2) Findings for approval of housing development projects.

a. The 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 the date the application was deemed complete.

b. 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.

c. The project is consistent with the general plan and any applicable specific plan.

d. The existing or proposed public facilities necessary to accommodate the 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.

(3) 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 Government Code § 65589.5(j)(1) can be made.

(4) Findings for denial or reduced density of housing development projects with 20 percent affordability. Housing development projects with 20 percent affordable units and consistent with the general plan, zoning code, and objective design standards can only be denied if the findings in Government Code § 65589.5(d) can be made. Certain affordable housing projects shall be processed under the zone clearance, streamlined development process.

(Ord. No. 1732, § 3(Exh. A), 5-5-2025)

In granting approval of a site plan review permit, the review authority may impose conditions that are reasonably related to the application and deemed necessary to achieve the purposes of this article, the general plan, and any applicable operative plan or policy the city has adopted. The conditions shall ensure compliance with the applicable criteria and standards established by this Code or mitigation required pursuant to the California Environmental Quality Act (CEQA) review. Conditions may be related to the following objectives:

(1) The proposed design will not lead to an overburdening of existing or planned infrastructure capacities, including, but not limited to, capacities for water, runoff, storm water, wastewater, and solid waste systems;

(2) The proposed design will ensure that the proposal conforms in all significant respects with the general plan and with any other applicable plans or policies and design guidelines adopted by the city council;

(3) The proposed design will achieve the general purposes of this Code or the specific purpose of the zoning district in which the project is located;

(4) The proposed project shall mitigate any potential impacts identified as a result of the environmental review conducted in compliance with the California Environmental Quality Act.

(5) The proposed project shall provide the public facilities necessary to accommodate the project (e.g., fire protection devices, parkways, public utilities, sewers, sidewalks, storm drains, street lights, traffic control devices, width and pavement of adjoining streets and alleys, etc.).

(Ord. No. 1732, § 3(Exh. A), 5-5-2025)

Procedures relating to appeals, notices, revocations and modifications, as identified in article V (Administration) in addition to those identified in article IV (Standards for Specific Land Uses and Activities), shall apply following the approval of a site plan review.

(Ord. No. 1732, § 3(Exh. A), 5-5-2025)