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Timestamp: 2013-05-25 20:02:55
Document Index: 421868638

Matched Legal Cases: ['§8', '§8', '§8', '§3', '§8', '§8', '§3', '§8', '§3', '§8', '§8', '§3', '§8', '§8', '§3', '§8', '§8', '§3', '§8', '§3', '§3']

Chapter 23.16PERMIT REQUIREMENTS
23.16.037 Parking reduction permit.
23.16.070 Conditional use permit.
B. Approving Authority. The designated approving authority for zoning clearance/plan check is the Planning Director. The Planning Director approves, conditionally approves, or denies the zoning clearance/plan check in accordance with the requirements of this title.
1. Generally. No application form is necessary for zoning clearance/plan check. This process will be conducted by the Planning Director as part of the building permit application review. Zoning clearance shall be granted only when the Planning Director finds the proposal to be in conformance with all applicable provisions of this title. The Planning Director may modify plans in whole or in part, apply conditions of approval, or require guarantees to ensure compliance with applicable provisions of this title. Building permits shall not be issued without approval of zoning clearance/plan check.
2. Signs. The process for reviewing signs shall be as generally provided above, except that additional information describing the existing signs on the project site and the new proposed signs shall be required on a form provided by the Planning Department. Further, upon approval of the proposed project, the Planning Director shall issue a sign permit for the sign. The permit shall be on a label provided by the Planning Department indicating the building permit file number associated with that sign. The permit shall be affixed to the sign in a conspicuous place. [Ord. 8-2011 §8(A), eff. 6-24-2011]
A. Purpose and Applicability. There are two (2) types of uniform sign programs: major and minor. Both programs provide a process for the City’s review of and decisions related to requests for signs for multi-tenant projects. The intent of the uniform sign programs are to allow for the integration of a project’s signs with the design of the structures involved to achieve a unified architectural statement and to approve common sign regulations for multi-tenant projects. A uniform sign program (either major or minor) shall be required for all new multi-tenant shopping centers, office parks, and other multi-tenant, mixed use, or otherwise integrated developments of three (3) or more separate tenants/uses that share buildings, public spaces, landscape, and/or parking facilities. The differences between the programs are as follows: 1. Minor Uniform Sign Program. A minor uniform sign program does not allow for deviations from the signage standards in this title.
1. Minor Uniform Sign Program. The Planning Director shall be the designated approving authority for a minor uniform sign program. The Planning Director shall approve or deny applications for minor design after making the necessary findings. 2. Major Uniform Sign Program. The designated approving authority for a major uniform sign program is the Planning Commission. The Planning Director provides a recommendation and the Planning Commission approves, conditionally approves, or denies the major uniform sign program in accordance with the requirements of this title. The Planning Commission shall approve, approve with conditions, or deny applications for a major uniform sign program after making the necessary findings. C. Procedure. The procedures for a uniform sign program shall be as provided in EGMC Chapter 23.14 (General Application Processing Procedures), except as provided below:
2. Major Uniform Sign Program. A public hearing shall be required and public notice shall be provided as specified in EGMC Section 23.14.040, Public notices.
2. Major Uniform Sign Program. a. Deviations Allowed. The following types of deviations from the signage standards of this title may be requested by the applicant for a major uniform sign program and may, upon written findings, be approved by the approving authority:
c. Considerations and Basis for Deviations. In approving an application for a major uniform sign program and any deviations from the signage standards of this title, the designated approving authority shall ensure that the proposed sign meets all of the following criteria: i. Design Quality. The sign shall: (A) Have a positive visual impact on the surrounding area; (B) Be of a unique design and exhibit a high degree of imagination, inventiveness, and thoughtfulness; and (C) Provide strong graphic character through the imaginative use of any of the following: color, graphics, proportion, quality materials, scale, and texture. ii. Contextual Criteria. The sign shall contain at least one (1) of the following elements: (A) Creative image reflecting current or historic character of the City; or (B) Inventive representation of the logo, name, or use of the structure or business. iii. Architectural Criteria. The sign shall: (A) Utilize or enhance the architectural elements of the related building(s); and
(B) Be placed in a logical location in relation to the overall composition of the building’s facade and not cover any key architectural features and details of the facade. iv. Impacts on Surrounding Uses. The sign shall be located and designed so as not to cause light and glare impacts on surrounding uses, especially residential uses, and vehicle circulation patterns.
a. The proposed major uniform sign program is consistent with the objectives of the General Plan; b. The proposed signage is consistent with the purposes of the major uniform sign program; and
c. The proposed deviations from the signage standards of this title are consistent with the considerations and basis for deviations listed in the title.
F. Conditions. Only in the case of a major uniform sign program may the designated approving authority modify plans in whole or in part and condition the uniform sign program permit to ensure specific design features, construction materials, and conformance with all applicable provisions of this title. [Ord. 8-2011 §8(B), eff. 6-24-2011]
A. Purpose and Applicability. The purpose of the minor deviation is to allow some flexibility in project design with regards to specific development standards. Minor deviations do not apply to the use of property. To achieve more flexible standards, the designated approving authority may grant minor deviations to the building height, setback, lot coverage, and parking provisions not to exceed ten (10%) percent of the respective development standards in the underlying zoning district for the subject parcel. All other deviations require approval of a variance application.
B. Approving Authority. The designated approving authority for minor deviations is the Planning Director. The Planning Director approves or denies the minor deviation in accordance with the requirements of this title.
C. Findings. The Planning Director may approve and/or modify any application for a minor deviation in whole or in part with the following findings:
2. The deviation(s) are materially consistent with the project and are compatible with surrounding uses and structures. [Ord. 8-2011 §8(C), eff. 6-24-2011]
A. Purpose. A parking reduction permit provides a process for the review of requests for reduction in the number of required parking spaces by more than ten (10%) percent of the respective development standards where such reduction is justified without compromising the basic health, safety and welfare of the community. Also see EGMC Section 23.16.030, Minor deviation, for deviations that are ten (10%) percent or less of the respective development standards. Through the parking reduction permit, the City is creating a formal, documented process for the allowance of parking reductions.
B. Applicability. The minimum number of off-street parking spaces required by this title may be reduced when one (1) or more of the following parking reduction programs, as described in EGMC Section 23.58.060, is approved through a granted parking reduction permit:
1. Facilities and programs;
2. Preferred carpool/vanpool parking spaces;
3. Proximity to alternative modes;
4. Shared parking; and
5. Vehicle park-and-ride lot requirements at shopping centers.
C. Approving Authority. The designated approving authority for all parking reduction permits shall be the Planning Director. The Planning Director approves or denies the parking reduction permit in accordance with the requirements of this title.
D. Submittal Requirements. The application for a parking reduction permit shall be made on a form as prescribed by the Planning Department and shall be accompanied by the information identified on the form. The City may require a parking demand study, conducted by a licensed traffic engineer or other transportation professional satisfactory to the Planning Director, be prepared as part of an application submittal when, at the discretion of the Planning Director, such a study would provide necessary technical information in order to adequately review the request.
E. Findings. A request for parking reduction shall be granted only if the approving authority makes the following findings:
1. For mixed use projects, a request for parking reduction may be granted where the approving authority determines that a reduction is justified based on characteristics of the uses, hourly parking demand studies published by the Urban Land Institute, or other appropriate information demonstrating that sufficient parking capacity will exist to accommodate all uses at all times as determined by the Director.
2. For any other circumstance where the applicant wishes to request a parking reduction, such reduction may be granted where the review authority finds that:
b. Sufficient parking would be provided to serve the use intended and potential future uses of the subject parcel. [Ord. 12-2012 §3, eff. 7-27-2012; Ord. 8-2011 §8(D), eff. 6-24-2011]
B. Approving Authority. The designated approving authority for a variance is the Planning Commission. The Planning Director provides a recommendation and the Planning Commission approves, conditionally approves, or denies the variance in accordance with the requirements of this title.
4. That granting the variance is consistent with the objectives of the General Plan and EGMC Title 23.
E. Repealed by Ord. 8-2011. [Ord. 8-2011 §§8(E), (F), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]
B. Approving Authority. The designated approving authority for temporary use permits is the Planning Director. The Planning Director approves, conditionally approves, or denies the temporary use permit in accordance with the requirements of this title.
3. Regulation of maintenance and site restoration during and after termination of the temporary use or expiration of the temporary use permit. A bond or other form of security acceptable to the Planning Director may be required prior to the initiation of the use to ensure cleanup after the use is finished.
E. Repealed by Ord. 8-2011. [Ord. 8-2011 §8(G), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]
2. If an individual needs assistance in making the request for reasonable accommodation(s) or appealing a determination regarding reasonable accommodation(s), the Planning Director will endeavor to provide the assistance necessary to ensure that the process is accessible to the applicant.
3. A request for reasonable accommodation(s) with regard to City regulations, rules, policies, practices, and/or procedures may be filed on an application form provided by the Planning Director at the time that the accommodation may be necessary to ensure equal access to housing.
2. Address of the property for which the request is being made; 3. The current actual use of the property;
6. Such other relevant information as may be requested by the Planning Director as the Director reasonably concludes is necessary to determine whether the findings required by subsection (F) of this section (Required Findings for Reasonable Accommodation(s)) can be made, so long as any request for information regarding the disability of the individuals benefited complies with fair housing law protections and the privacy rights of the individual(s) affected.
D. Approving Authority and Approval Process. 1. The Planning Director shall have the authority to consider and take action on requests for reasonable accommodation(s). When a request for reasonable accommodation(s) is filed with the Planning Department, it will be referred to the Planning Director for review and consideration as a ministerial action unless determined otherwise by the Planning Director. A request for reasonable accommodation(s) shall be considered ministerial in nature when it is related to a physical improvement that cannot be constructed to conform to the City’s setbacks or design standards. Typical improvements considered to be “ministerial” in nature would include ramps, walls, handrails, or other physical improvements necessary to accommodate a person’s disability. The Planning Director shall issue a written determination of his or her action within fifteen (15) days of the date of receipt of a completed application and may:
2. In the event the Planning Director determines that the request for reasonable accommodation(s) is non-ministerial in nature, such request shall be forwarded to the Planning Commission in accordance with EGMC Section 23.16.070, Conditional use permit, and shall be subject to the findings stated in subsection (F) of this section (Required Findings for Reasonable Accommodation(s)).
3. All written determinations of actions of the Planning Director shall give notice of the right to appeal and the right to request Reasonable Accommodation(s) on the appeals process (e.g., requesting that City staff attempt to schedule an appeal hearing as soon as legally and practically possible), if necessary. The notice of action shall be sent to the applicant by mail. 4. If necessary to reach a determination or action on the request for reasonable accommodation(s), the Planning Director may request further information from the applicant specifying in detail what information is required. In the event a request for further information is made, the fifteen (15) day period to issue a written determination shall be stayed until the applicant fully and sufficiently responds to the request.
E. Considerations. 1. The City may consider, but is not limited to, the following factors in determining whether the requested accommodation is necessary to provide one (1) or more individuals with a disability an equal opportunity to use and enjoy a dwelling:
5. The requested accommodation will not, under the specific facts of the case, result in a direct threat to the health or safety of other individuals or substantial physical damage to the property of others. [Ord. 8-2011 §8(I), eff. 6-24-2011]
A. Purpose and Applicability. The purpose of the conditional use permit is for the individual review of uses typically having unusual site-development features or operating characteristics, to ensure compatibility with surrounding areas and uses. A conditional use permit is required for all uses specifically identified as requiring a conditional use permit in Division III, Zoning Districts, Allowable Land Uses, and Development Standards, and Division V, Special Use Regulations, of this title.
B. Approving Authority. The designated approving authority for a conditional use permit is the Planning Commission. The Planning Director provides a recommendation and the Planning Commission approves, conditionally approves, or denies the conditional use permit in accordance with the requirements of this title.
C. Findings. Conditional use permits are quasi-judicial and shall be granted only when the Planning Commission determines that the proposed use or activity complies with all of the following findings:
D. Conditions/Guarantees. The Planning Commission may impose conditions and/or require guarantees for the conditional use permit to ensure compliance with this section and other applicable provisions of this title and to prevent adverse or detrimental impact to the surrounding neighborhood.
E. Repealed by Ord. 8-2011. [Ord. 8-2011 §8(J), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]
A. Purpose and Intent. The purpose of the design review process is to promote the orderly and harmonious growth of the City; to encourage development in keeping with the desired character of the City; to ensure physical, visual, and functional compatibility between uses; and to help prevent the depreciation of land values by ensuring proper attention is given to site and architectural design. This permit is intended to provide a process for consideration of development proposals in which the site, architectural, and overall project design are substantially improved by, and provides a City benefit with, the consideration of minor modifications to the conventional development regulations of the underlying zoning district. However, the flexibility does not apply to use of the land in that only those uses permitted within the underlying zoning district are allowed.
B. Design Review Applicability. There are two (2) types of design review: major and minor.
1. Minor Design Review. A minor design review permit is required for the following items:
a. Master home plans for single-family residential subdivisions;
b. New construction of a multifamily residential building or structure with fewer than one hundred fifty (150) units;
c. New construction of a nonresidential building or structure less than ten thousand (10,000 ft2) square feet (e.g., commercial, office, industrial, public/quasi-public); d. Additions of more than one thousand (1,000 ft2) square feet and less than ten thousand (10,000 ft2) square feet to multifamily residential buildings or structures or nonresidential buildings or structures;
e. The exterior remodel of multifamily residential buildings or structures or nonresidential buildings or structures;
f. Non-required fences in accordance with EGMC Chapter 23.52;
g. Permanent outdoor storage and service uses in accordance with EGMC Chapter 23.86;
h. Permanent and seasonal outdoor seating in accordance with EGMC Chapter 23.86; i. Modification of nonconforming structures in accordance with EGMC Section 23.84.020; and
j. Other items identified in this title.
2. Major Design Review. A major design review permit is required for the following items:
a. Single-family residential subdivision maps;
b. New construction of a multifamily residential building or structure with one hundred fifty (150) or more units;
c. New construction of a nonresidential building or structure ten thousand (10,000 ft2) square feet or more (e.g., commercial, office, industrial, public/quasi-public); d. Additions of ten thousand (10,000 ft2) square feet or more to multifamily residential buildings or structures or nonresidential buildings or structures;
e. Other items identified in this title.
3. Exemptions. The following structures are exempt from design review (major and minor). However, such structures may require additional permits, such as a ministerial building permit, to ensure compliance with adopted building code standards and applicable Zoning Code provisions.
a. Single-family custom homes;
b. Additions to or the exterior remodels of single-family residential homes;
c. Additions to multifamily residential buildings or structures less than one thousand (1,000 ft2) square feet in size;
d. Additions to nonresidential buildings or structures less than one thousand (1,000 ft2) square feet in size;
e. Accessory structures consistent with the provisions of EGMC Chapter 23.46, Accessory Structures;
f. Repairs and maintenance to the site or structure that do not add to, enlarge, or expand the area occupied by the land use, or the floor area of the structure and that employ the same materials and design as the original construction;
g. Interior alterations that do not increase the gross floor area within the structure, or change/expand the permitted use of the structure (including solar collectors); and
h. Construction, alteration, or maintenance by a public utility or public agency of underground or overhead utilities intended to service existing or nearby approved developments (e.g., water, gas, electric or telecommunication supply or disposal systems, including wires, mains, drains, sewers, pipes, conduits, cables, fire-alarm boxes, police call boxes, traffic signals, hydrants, and similar facilities and equipment).
C. Approving Authority. The designated approving authorities for design review (both major and minor) are listed below. For any design review process not specifically identified in subsection (B) of this section (Design Review Applicability), the Planning Commission shall be the designated approving authority. 1. Minor Design Review. The Planning Director shall be the designated approving authority for minor design review. The Planning Director shall approve or deny applications for minor design after making the necessary findings. Minor design review approval is required prior to issuance of any ministerial building permits or site improvement plans and prior to or in conjunction with discretionary action of corresponding development applications (e.g., conditional use permit, variance).
a. Planning Director Right to Elevate. The Planning Director may elevate a minor design review permit to the Planning Commission for review and consideration if, in the discretion of the Planning Director, the application could not be simply approved without conditions or denied or if the Planning Director determines that because of location, size, or design the project warrants a hearing before the Planning Commission. In such instances, the permit request shall become a major design review.
2. Major Design Review. The Planning Commission shall be the designated approving authority for major design review. The Planning Commission shall approve, approve with conditions, or deny applications for major design review after making the necessary findings. Major design review approval is required prior to issuance of any ministerial building permits or site improvement plans and prior to or in conjunction with discretionary action of corresponding development applications (e.g., conditional use permit, variance).
D. Procedure. The procedures for design review shall be as provided in EGMC Chapter 23.14 (General Application Processing Procedures), except as provided below:
1. Minor Design Review. No public hearing or notice shall be required.
2. Major Design Review. A public hearing shall be required and public notice shall be provided as specified in EGMC Section 23.14.040, Public notices.
E. Findings. A design review permit or any modification thereto shall be granted only when the designated approving authority makes all of the following findings:
1. The proposed project is consistent with the objectives of the General Plan, complies with applicable zoning regulations, specific plan provisions, special planning area provisions, Citywide design guidelines, and improvement standards adopted by the City;
F. Conditions. Only in the case of a major design review may the designated approving authority modify plans in whole or in part and condition the design review permit to ensure specific design features, construction materials, and conformance with all applicable provisions of this title. If a minor design review permit cannot be approved without the application of conditions of approval, then the Planning Director shall elevate the project to a major design review consistent with subsection (C) of this section (Approving Authority). [Ord. 8-2011 §8(K), eff. 6-24-2011]
C. Approving Authority. The designated approving authority for specific plans is the City Council. The Planning Director and Planning Commission provide recommendations and the City Council approves, conditionally approves, or denies the specific plan in accordance with the requirements of this title.
D. Contents. In addition to the state minimum content requirements of Section 65451 of the California Government Code, the following items outline the City’s content requirements for an application:
2. Policies for development and standards for regulating development within the plan area.
3. The proposed land uses for all areas covered by the plan.
4. The types and configurations of buildings to be included in all developments within the plan area.
5. The location of and types of streets.
6. Public facilities and infrastructure required to serve developments within the specific plan area.
7. A parking and circulation plan for off-street parking areas showing the location of parking lots, the approximate number of spaces, and the approximate location of entrances and exits.
8. Proposed conservation, open space and/or recreation areas, if any.
9. Any other programs, guidelines or standards appropriate for the area covered by the plan.
F. Findings. Specific plans and any amendment thereto shall be approved/adopted only when the City Council makes the following findings:
2. The land use and development regulations within the specific plan are comparable in breadth and depth to similar zoning regulations contained in this title.
3. The administration and permit processes within the specific plan are consistent with the administration and permit processes of EGMC Title 23.
G. Repealed by Ord. 8-2011.
H. Delineation of Specific Plan Areas. On the zoning map, a specific plan zoning district shall be delineated in a manner similar to that of any other zoning district except that each SP-zoned area shall also bear a number which distinguishes it from other specific plan areas. See EGMC Section 23.40.010, Specific plan district. [Ord. 8-2011 §§8(L), (M), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]
4. Legal description of property covered by the ordinance.
5. Reasons for establishment of an SPA land use zone on the particular property.
E. Optional Contents of SPA Ordinance. Additional contents may be required as determined by the Planning Director including, but not limited to, the following:
2. That the proposed special planning area meets the requirements set forth in this section; and
3. The area included within the SPA zone has one (1) or more unusual environmental, historical, architectural, land use mixtures, or other specified significant features which justify the adoption of the SPA zone; and
4. The features cannot be adequately protected by the adoption of any existing standard zone regulation.
H. Application of SPA Development Requirements. Where specific conditions of the SPA are more restrictive than the development standards in EGMC Title 23, the conditions of the SPA shall apply. Where a standard is not addressed in the SPA, this title shall apply. [Ord. 8-2011 §8(N), eff. 6-24-2011]
B. Approving Authority. The designated approving authority for zoning amendments is the City Council. The Planning Director and Planning Commission provide recommendations and the City Council approves, conditionally approves, or denies the zoning amendment in accordance with the requirements of this title.
C. Initiation of Amendment. A zoning amendment to this title may be initiated by motion of the Planning Commission or City Council, by application by property owner(s) of parcel(s) to be affected by zoning amendment, or by recommendation of the Planning Director to clarify text, address changes mandated by state law, maintain General Plan consistency, address boundary adjustments affecting land use designation(s), or for any other reason beneficial to the City.
1. The proposed zoning amendment (text or map) is consistent with the General Plan goals, policies, and implementation programs.
E. Conditions/Restrictions. When considering rezone applications, the City Council has the authority to impose restrictions on property including the restriction of use.
F. Repealed by Ord. 8-2011. [Ord. 8-2011 §8(O), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]
B. Approving Authority. The designated approving authority for General Plan amendments is the City Council. The Planning Director and Planning Commission provide recommendations and the City Council approves, conditionally approves, or denies the General Plan amendment in accordance with the requirements of this title.
D. Initiation of Amendment. A General Plan amendment to this title may be initiated by motion of the Planning Commission or City Council, by application by property owner(s) of parcel(s) to be affected by General Plan amendment, or by recommendation of the Planning Director to clarify text, address changes mandated by state law, maintain internal General Plan consistency, address boundary adjustments affecting land use designation(s), or for any other reason beneficial to the City.
F. Repealed by Ord. 8-2011. [Ord. 8-2011 §8(P), eff. 6-24-2011; Ord. 26-2006 §3, eff. 8-11-2006]
G. Periodic Review. The Planning Director shall review the development agreement every twelve (12) months from the date the agreement is entered into and provide a written report to the City Council. The burden of proof is on the applicant to provide necessary information verifying compliance with the terms of the agreement. The applicant shall also bear the cost of such review in accordance with the fee established by City Council resolution. If the Planning Director finds that any aspect of the development project is not in strict compliance with the terms of the agreement or may warrant consideration by the approving authority(s), the Planning Director may schedule the matter before the appropriate approving authority(s) for review. [Ord. 26-2006 §3, eff. 8-11-2006]