Site Plan review and approval by the Planning Commission shall be required for all proposed development applications where the Planning Director determines:
(a) The development would require the creation of five (5) new parking spaces pursuant to Section 1158.05; or
(b) The proposed development or land use is likely to generate nuisance complaints from neighbors and review against performance standards is required. See Section 1155.02; or
(c) The application is a “major change” to an existing development that would require a Site Plan pursuant to Section 1132.08 or for modification of previous conditions on a conditional use or variance.