Twentynine Palms Municipal Code Ch. 19.36 Site Plan Review

The purpose of this Chapter is to define the procedures for Site Plan Review and the types of permitted uses and projects that are subject to the Site Plan Review process. Site Plan Review is a process that enables the City to ensure the quality and compatibility of proposed development in a timely and efficient manner; ensure conformance with all applicable local standards, ordinances, design guidelines and other applicable plans and policies; allow City departments to review new development proposals and place reasonable conditions to ensure that the public health, safety and welfare is maintained; and promote the goals and policies of the adopted General Plan.

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

A. Site Plan Review Required. A Site Plan Review is required prior to establishment or construction of any permitted use so designated in the applicable land use tables (Chapters 19.08 thru 19.22), subject to the following:

1. Structural additions less than 500 square feet do not require land use entitlement.

2. Modifications to parking and circulation configurations which change the basic parking areas or circulation patterns, with a reduction in parking spaces.

3. The establishment and/or construction of an outdoor storage area, regardless of size.

4. Placement/construction of accessory uses or structures of 500 square feet to 2,500 square feet in size for multi-family, commercial, industrial or public uses and which are visible from public right-of-way.

5. Placement or construction of windmills or solar energy collectors for noncommercial use in residential districts meeting the height limits established in Chapter 19.68 (General Development Standards and Exceptions).

6. Reciprocal parking agreements in conformance with Section 19.82.080 of this Code (Reciprocal Parking Facilities).

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

A. Application Filing and Processing. Applications for a Site Plan Review shall be filed and processed in accordance with Chapter 19.28 (Approval Requirements and Common Procedures).

B. Application Fees. Application fees shall be collected in accordance with Section 19.28.050 (Applications and Fees).

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

Site Plan Review shall be approved by the specified approving authority as designated in Table 19.28.110-1 (Approving Authority for Land Use Permits). The designated approving authority is authorized to approve, conditionally approve, modify or deny a Site Plan Review application.

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

No public hearing is required for review and processing of a Site Plan Review.

A. Any proposed project that is 7,500 square feet or larger shall be reviewed by the Planning Commission at a public hearing noticed in accordance with Section 19.28.100 (Public Hearing and Public Notice).

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

In approving an application for a Site Plan Review, the approving authority may impose reasonable and appropriate conditions in order to achieve the purposes of this Code, ensure consistency with the goals and policies of the adopted General Plan, and justify making the necessary findings.

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

Prior to approving a Site Plan Review as prescribed by this Chapter, the approving authority shall make all the following findings:

A. The proposal meets the standards of the Development Code and will result in an appropriate and desirable development.

B. The site is suitable in size, shape, and topography for the proposed development.

C. The site improvements are appropriate and will result in a safe, well-designed facility.

D. Approval of the project is consistent with the goals and policies of the adopted General Plan.

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

Written notice of decision shall be provided within five business days of the date of decision to the applicant and interested parties having requested notices in writing. The notice shall include:

A. The application request as acted upon by the Director.

B. The action taken by the Director.

C. Findings as listed for the permit.

D. The deadlines, criteria and fees for filing an appeal.

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

Site Plan Reviews shall become effective on the day immediately following expiration of the appeal period when no timely appeal has been filed. Upon filing of a timely appeal, the effective date shall be suspended until such time that final action is taken on the appeal.

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

Appeal

of an action made pursuant to this Chapter shall be filed in accordance with Section 19.28.120 (Appeals).

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

A. Site Plan Reviews shall expire two years from the date the approval was granted, unless the permit has been exercised in accordance with Section 19.28.130 (Permit Time Limits, Expiration, and Extensions).

B. Exceptions. A Site Plan Review for a public utility installation may be valid for a longer period if specified by the approving authority.

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

The expiration date of a Site Plan Review may be extended in accordance with Section 19.28.130 (Permit Time Limits, Expiration, and Extensions).

(Ord. No. 316, § 4(Exh. A), 2-27-2024)

An applicant may request an amendment to a Site Plan Review after the final written decision is issued and the permit becomes effective. Amendments shall be processed in accordance with Section 19.28.140 (Amendments to Previously Approved Permits).

(Ord. No. 316, § 4(Exh. A), 2-27-2024)