Chapter 17.73
ADMINISTRATIVE SITE PLAN REVIEW PERMIT
Sections:
17.73.080 Denial, appeal, resubmittal.
17.73.090 Effective date, activation, expiration and extensions, revocation.
17.73.010 Purpose and intent.
The administrative site plan review permit process is intended to ensure that small development projects are consistent with the city’s adopted design standards, short- and long-range plans, and accepted planning and engineering practices and that processing may occur expeditiously. It is further intended to promote, preserve, and enhance the city’s appearance while protecting the public health, safety, and general welfare. (Ord. 510 §4, 2021)
17.73.020 Applicability.
An administrative site plan review permit shall be secured prior to construction, expansion, or alteration of the following unless excepted as provided in Section 17.73.030:
Building projects valued at less than five hundred thousand dollars as determined by the current building standards valuation tables in any historical commercial (HC), community commercial (CC), shopping center commercial (SC), visitor-serving commercial (VC), business attraction and expansion (BAE), industrial (IND), R-2 (medium density residential), R-3 (high density residential), recreational (REC) district, or any combination of these zoning districts with other zoning districts or with a combining district(s) provided the project meets all of the following requirements:
A. Meets all development standards for the zoning district in which it is located; and
B. Is consistent with the city of Angels general plan; and
C. Will not require grading on land with an average slope of ten percent or greater; and
D. Will not require a new or improved encroachment permit for access onto a state highway; and
E. Is categorically or statutorily exempt from further environmental review pursuant to the state guidelines for the implementation of the California Environmental Quality Act.
Projects that do not meet all the preceding criteria shall require acquisition of a site development permit in accordance with Chapter 17.74, regardless of valuation, unless otherwise excepted per Chapter 17.74. (Ord. 510 §4, 2021)
17.73.030 Exceptions.
The following exceptions apply to administrative site plan review permits only. Other entitlements or review procedures may be required (e.g., conditional use permit, site development permit, variance, finding of architectural conformity for projects in the historical commercial district per Section 17.26.080).
No administrative site plan review permit is required:
A. For construction consisting of exterior repairs. If a previously issued land use entitlement governs the structure’s exterior design, exterior repairs shall conform with applicable conditions;
B. Where construction adds a total of two thousand five hundred square feet or less, or fifty percent of the floor area of the structure(s) before the addition, whichever is less;
C. Construction projects adding appurtenances, such as fences or overhangs, to exterior areas used for the operation of a permitted use on the site prior to the addition;
D. When a site development permit has been approved in accordance with Chapter 17.74;
E. For construction of the first single-family residence, duplex, or triplex on a single parcel of land zoned for such use. The value of the first residence, duplex, triplex or unit shall be included in subsequent valuations used to determine permit requirements;
F. If a conditional use permit or development agreement has been issued, provided the development under consideration is similar to that required for the administrative site plan review permit, an administrative site plan review permit will not additionally be required; however, those standards included in the administrative site plan review permit process as set forth in Section 17.73.050(B) shall be included in the review associated with the conditional use permit or development agreement;
G. For emergency shelters and homeless shelters in the CC and SC zoning districts constructed subject to the standards established in Section 17.52.030;
H. Special needs housing for six or fewer persons in R-2 or R-3 zones. These uses are considered residential uses subject only to those restrictions that apply to other residential uses of the same type in the same zone excepting for state licensing requirements as prescribed by law;
I. Small and large family day care homes within a permitted family dwelling in the R-2 and R-3 zones. These uses are considered residential uses subject only to those restrictions that apply to other residential uses of the same type in the same zone;
J. Transitional and supportive housing within a permitted family dwelling in the R-2 and R-3 zones. These uses are considered residential uses subject only to those restrictions that apply to other residential uses of the same type in the same zone;
K. Employee or farmworker housing for six or fewer employees in the R-2 and R-3 zones;
L. Construction projects involving only interior alterations not exceeding ten percent of the facility or more than five hundred square feet, whichever is less, in the historical commercial district;
M. Construction projects involving only interior alterations not exceeding fifteen percent of the facility or more than one thousand square feet, whichever is less, and where no change in landscaping area or parking by more than fifteen percent occurs in the CC, SC, VC, BAE, IND, R-2, R-3 or REC districts. (Ord. 510 §4, 2021)
17.73.040 Application.
The owner, or agent authorized by the owner, shall apply for a site development permit on a form prescribed by the city planner. The application shall be submitted to the community development department accompanied by a fee established by the city council. Accompanying submittals shall include such plans, elevations, studies, and other information as determined necessary by the city planner to evaluate the proposal based on the nature and location of the project. (Ord. 510 §4, 2021)
17.73.050 Processing.
A. Notification. At least ten days prior to issuance of an administrative site plan review permit, the city planner shall notify adjacent landowners describing the nature and location of the proposal and soliciting input. Notification will be via mail or email to landowners generally within a minimum of three hundred feet from the proposed project.
B. Review. The city planner shall review the application for conformance with adopted codes, standards, plans, and accepted planning and engineering practices including, but not limited to, site layout, structure design, landscaping, water and sewer service, other utilities, drainage, erosion control, police protection, fire protection, access, traffic circulation, parking, street improvements, and potential environmental impacts.
C. Issuance. Administrative site plan review permits may be issued by the city planner. Before approving or conditionally approving an application, the city planner shall make the findings in Section 17.73.060 and may impose conditions in accordance with Section 17.73.070. The city planner may refer the project to the planning commission at his or her discretion. If the city is without a city planner, the planning commission site plan reviews pursuant to this section shall be referred to the planning commission. (Ord. 510 §4, 2021)
17.73.060 Required findings.
Prior to approving an administrative site plan review, the city planner shall make the following findings:
A. The proposed use and design are consistent with the city of Angels Municipal Code; and
B. The proposed use and design are consistent with the city of Angels general plan; and
C. The proposed use and design are consistent with adopted city design standards, codes, adopted city short- and long-range plans, and accepted planning and engineering practices; and
D. Under the circumstances of the particular case, the proposed use and design will not be substantially detrimental to the health, safety, or general welfare of the city. (Ord. 510 §4, 2021)
17.73.070 Conditions.
In approving an administrative site plan review, the city planner has authority to impose such conditions as it deems necessary to protect the public health, safety, and general welfare in line with the standards set forth in this title, the general plan, adopted city design standards, adopted city short- and long-range plans, and accepted planning and engineering practices. (Ord. 510 §4, 2021)
17.73.080 Denial, appeal, resubmittal.
A. Denial. The city planner shall deny an administrative site plan review permit if all the findings in Section 17.73.060 cannot be made.
B. Appeal. Appeals of the city planner’s decision may be made to the planning commission in accordance with Section 17.81.020. Appeals of the planning commission decision may be made to the city council in accordance with Section 17.81.010.
C. Resubmittal. If an application is denied by the city planner and no appeal is made or an appeal is denied by the planning commission and/or the city council, an application for substantially the same project cannot be submitted for one year from the date of final denial. (Ord. 510 §4, 2021)
17.73.090 Effective date, activation, expiration and extensions, revocation.
A. Effective Date. An administrative site plan review permit issued pursuant to this chapter shall not be effective until any appeal filed pursuant to Section 17.81.020 (Appeal of city official’s decision), and if necessary, Section 17.81.010 (Appeal of planning commission decision), has concluded, or the time for filing an appeal has expired.
B. Activation. An administrative site plan review permit shall be deemed activated by the commencement of the use for which the entitlement was issued or issuance of a permit required to commence construction (e.g., building permit, grading permit, encroachment permit). Once activated, the entitlement shall not expire except as otherwise provided.
C. Expiration and Extensions. Expirations and extensions of administrative site plan review permits shall be in accordance with Chapter 17.87 except that the city planner may act in place of the planning commission.
D. Revocation. The project conditions of approval are part of the administrative site plan review permit. If the conditions of approval are not carried out in accordance with the approved permit and the grantee is given notice by the community development department to bring such use into compliance within thirty days and fails to do so, the city planner may revoke the permit. The city planner may immediately revoke the permit if he/she determines such action is necessary to prevent irreparable harm from failure to comply with the terms of the permit. The city planner may alternatively, or additionally, undertake code enforcement actions pursuant to Chapter 1.16, 1.17, 1.18 or 1.19. (Ord. 510 §4, 2021)