A. Required Before Issuance of Other Required Permits. Site Plan and Design Review approval shall be required before the issuance of a Building or Grading Permit, Business License, or Certificate of Occupancy for any new structure and existing structures to be reconstructed or remodeled (including accessory structures, facade improvements, and fences and walls) (as determined by the Director), or to increase structure height.
B. Applicable Review Authority.
1. The applicable review authority shall be as specified in Table 6-2 (Review Authority for Site Plan and Design Review), below.
2. Definition of terms used in Table 6-2.
a. Minor is defined as up to and including 25 percent.
b. Major is defined as over 25 percent.
Role of Review Authority (1)(2)(3) | ||
Type of Construction Activity | Director (Minor Review) | Commission (Major Review) |
Role of Review Authority (1)(2)(3) | ||
Type of Construction Activity | Director (Minor Review) | Commission (Major Review) |
Residential Construction and Improvements | ||
Single-family residential construction, including expansion, second story, and accessory structures | Decision | Appeal |
Multi-family residential expansion, including accessory structures and second stories up to a maximum of 25 percent of the existing gross floor area, but no additional dwelling units | Decision | Appeal |
Multi-family residential expansion, including accessory structures and second stories, over 25 percent of the existing gross floor area | Decision | |
Multi-family residential construction, including second stories, proposing up to a maximum of 2 dwelling units | Decision | Appeal |
Multi-family residential construction, including second stories, proposing 3 or more dwelling units | Decision | |
Non-Residential Construction and Improvements | ||
Nonresidential expansion, including accessory structures, not visible from the public right-of-way, up to a maximum of 25 percent of the existing gross floor area | Decision | Appeal |
Nonresidential expansion, including accessory structures, over 25 percent of the existing gross floor area | Decision | |
Nonresidential construction - all | Decision | |
Facade Improvements | ||
Residential facade improvements | Decision | Appeal |
Nonresidential facade improvements | Decision | |
Fences and Walls | ||
Fences and walls, except as specified below | Decision | Appeal |
Fences and walls for multi-family projects, with up to 2 dwelling units, proposing a fence within the front yard setback over 42 inches in height | Decision | Appeal |
Fences and walls for multi-family projects, with 3 or more dwelling units, proposing a fence within the front yard setback over 42 inches in height | Decision | |
Signs and Master Sign Programs | ||
Sign Permits in compliance with Chapter 10.34 (Signs), except for free standing signs over 15 feet in height | Decision | Appeal |
Sign Permits in compliance with Chapter 10.34 (Signs) for free standing signs over 15 feet in height | Decision | |
Master Sign Programs in compliance with Chapter 10.34 (Signs) | Decision | Appeal |
Other Types of Construction and Improvements | ||
Nonconforming Structure Additions/Expansions | ||
Up to a 20 percent expansion of gross floor area of a nonconforming detached single-family residential dwelling | Decision | Appeal |
Up to a 20 percent expansion of gross floor area of a nonconforming structure in a commercial or industrial zone | Decision | Appeal |
The extension of a nonconforming setback of an existing structure along the same property line as the existing structure | Decision | Appeal |
An increase in building height to allow the roof of the proposed addition to match the roofline of the existing nonconforming structure, provided such increased building height does not create any additional habitable space | Decision | Appeal |
Parking lot and/or landscaping modifications | Decision | Appeal |
Solar and wind turbine equipment | Decision | Appeal |
Wireless telecommunication associated ground mounted equipment | Decision | Appeal |
Note: (1) “Decision” means that the Review Authority makes the final decision on the matter; “Appeal” means that the Review Authority may consider and decide upon appeals to the decision of an earlier decision-making body, in compliance with Chapter 10.114 (Appeals). (2) The Review Authority may defer action and refer the request to the next higher Review Authority for review and final decision. (3) Any decision of the Commission is appealable to the Council in compliance with Chapter 10.114 (Appeals). | ||
(Ord. 935 § 3 (part), 2015)