Chapter 17.73 — SITE PLAN REVIEW

This Chapter establishes procedures for the review and approval or denial of a Site Plan, which is required by the City to verify that a requested land use activity and/or structure is an allowed land use within the applicable zoning designation and complies with the development standards and any design guidelines applicable to the land use or the zoning designation of the site.

The Site Plan Review Committee, comprised of the City Planner, City Engineer and City Building Inspector, is established for the purpose of investigating the land use, design layout and other features of proposed development in keeping with the purpose set forth in Section 17.73.010 (Purpose).

Each development site plan submitted to the City shall be analyzed by the Site Plan Review Committee to ensure that the application is consistent with the content, purpose, and intent of this Chapter, this Development Code, any applicable design guidelines, the landscaping ordinance, the General Plan and any applicable Specific or Master Plan except as otherwise provided in Government Code 65961 or any successor section thereto.

The Site Plan Review Committee shall approve a site plan if the following findings can be made:

• A. The proposed development is:

  1. An allowed use within the applicable zoning district, and complies with all applicable provisions of this Title, the Development Code, and the Standard Specifications; and

  2. Consistent with the General Plan, and any Specific or Master Plan.

• B. The Site Plan is in compliance with the requirements of the California Environmental Quality Act (CEQA); and

• C. There are adequate provisions for public and emergency vehicle access, pedestrian access, fire protection, sanitation, water, drainage, erosion control, and public utilities to ensure that the proposed development would not be detrimental to public health and safety. Adequate provisions shall mean that distribution and collection facilities and other infrastructure are installed at the time of development and in operation prior to occupancy of buildings and the land, and all development fees have been paid prior to occupancy of buildings and the land.

• D. In approving a site plan, the Site Plan Review Committee shall have authority to impose such conditions as it deems necessary to protect the best interests of the surrounding neighborhood and the public health, safety, and welfare in line with the standards set forth in this title and with the general plan.

The provisions of this Chapter shall be administered by the Building Official and his or her authorized representatives. All other officers and employees of the City shall assist and cooperate with the Building Official in administering and enforcing the provisions of this Chapter. No permits shall be issued to start construction, reconstruction, alteration, remodeling or any other change to any building or site layout until the site plan has been approved pursuant to the provisions of this Chapter and to applicable provisions of this title.

It is not possible to anticipate all situations that may arise or to prescribe standards applicable to every situation. Therefore, the Site Plan Review Committee shall have the authority to vary from the strict application of the applicable Municipal Codes and standards where the Committee finds that

the proposed project substantially complies with the applicable City standards and allowing such an exception to be approved will result in an environmentally or aesthetically superior project than would have otherwise been authorized.

Upon receipt of a complete site plan review application, the Site Plan Review Committee shall have 60 days to review the application and approve, conditionally approve, or deny it unless prevented to do so for reasons beyond the City's control. If no action is taken within that time, or any mutually agreed extension, the application shall be deemed approved.

Site plan review approvals shall be valid for a period of one year, but may be extended without the filing of a new application for an additional one year period by a written agreement between the City Manager (or his or her designee) and the applicant.

• A. Any applicant for a building permit under the provisions of this Chapter who is dissatisfied with the decision of the Site Plan Review Committee may appeal such decision to the Planning Commission by filing with the City Clerk a written notice of appeal. Such notice must be filed within 10 calendar days after the date on which the decision of the Site Plan Review Committee is made, and shall set forth the specific ground or grounds of such appeal. The City Clerk shall forthwith set the matter for hearing before the Planning Commission and shall cause notice thereof to be mailed to the applicant not less than five days before such hearing. Such hearing may be continued from time to time, and upon the conclusion thereof, the Planning Commission shall promptly make a final decision in the matter.

• B. Any applicant dissatisfied with the decision of the Planning Commission may appeal such decision to the City Council by following the same procedure as described above.