A. Purpose. Site plan and architectural review is required to review proposed site design including the location of structures, landscaping, ingress/egress, parking and loading, grading, and architectural design, for compliance with the standards in Article III (Site Planning and General Development Standards) and the design guidelines established for each land use category in Article II (Zoning Districts and Allowable Land Uses).
B. Applicability. Site plan and architectural review approval is required for:
1. The construction of any new building for any use permitted in Article II (Zoning Districts, Allowable Land Uses, and Zone-Specific Standards);
2. Additions to existing buildings and changes to site planning in all zoning districts; or
3. Architectural modifications to the exterior of nonresidential structures including changes in exterior materials, the addition of, or changes to awnings, etc.
C. Application Filing and Processing. An application for site plan and architectural review shall be filed and processed in compliance with Chapter 17.40 (Applications--Filing and Processing).
D. Notice of Non-Appealable Development. A land use permit proposing a development within the coastal zone that is not appealable to the Coastal Commission is subject to the public notice requirements of Section 17.58.040 (Notice of Non-Appealable Development).
E. Project Review, Notice and Hearing. When applications for site plan and architectural review propose development in the RSL or RSM zoning districts, public noticing or hearings are not required unless the project is within the CA (Coastal Appeal) zoning district. Modifications to the exterior of nonresidential structures, if no new floor area is included, may be reviewed by staff. Public noticing may be required for such changes, at the discretion of the director. The director will review and determine if the application is in compliance with site planning standards and land uses allowed. Applications proposed for new construction or additions in all other zoning districts are subject to approval by the planning commission and a public hearing shall be set, noticed, and held by the planning commission, in compliance with Chapter 17.58 (Public Hearings).
F. Findings, Decision, Conditions. Following the review by the director or commission, as appropriate, the director or commission shall record the decision and the findings upon which the decision is based. The director or the commission may approve an application for site plan and architectural review with or without conditions, if all of the following findings are made:
1. The proposed use is permitted within the subject zoning district and complies with all of the applicable provisions of this Zoning Code;
2. The proposed use is consistent with the general plan and any applicable specific plan;
3. The approval of the site plan and architectural review for the proposed project is in compliance with the California Environmental Quality Act (CEQA); and
4. The location, and operating characteristics of the proposed use are compatible with the existing and anticipated future land uses in the vicinity.
G. Expiration. A project authorized through site plan and architectural review shall be commenced within two years from the date of approval or the permit shall become void, unless an extension is approved in compliance with Chapter 17.44 (Permit Implementation, Time Limits, Extensions).
H. Performance Guarantees. The applicant/owner may be required to provide adequate performance security in compliance with Section 17.44.040, to guarantee proper compliance with conditions of approval. (Ord. 03-04 § 2 (Exh. B (part)), 2003)