Chapter 17.21
SITE PLAN REVIEW
Sections:
17.21.030 Application procedure.
17.21.050 Approval requirements and conditions.
17.21.060 Required findings for approval.
17.21.070 Post-decision procedures.
17.21.080 Time limits and extensions for site plan review decisions.
17.21.010 Purpose.
This Chapter establishes a site plan review process by which certain types of projects and structures are subject to an administrative review and approval process before the Review Authority, to ensure that the site plan, building layout, size, shape, scale, mass, height, architectural design, architectural components, materials, colors, landscaping, and other aspects of the project are compatible with the surrounding area, are appropriate for the site, achieve the highest level of design that is feasible for the project, and is consistent with codified objective criteria. The City intends to use this site plan review process to improve the aesthetic character of the community, preserve and enhance property values, protect adjacent properties from adverse impacts caused by projects, assist applicants to be more cognizant of public concerns for the aesthetics of projects, and facilitate a community that is safe, functional, and attractive. (Ord. 1603 § 4 (Exh. I), 2023)
17.21.020 Applicability.
(A) No person shall undertake, conduct, or use, or cause to be undertaken, conducted, or used, any project(s) which requires site plan review, without having first complied with the provisions of this Chapter.
(B) The following shall require approval of a site plan review, unless otherwise specified:
(1) Any new construction of a commercial, mixed-use, industrial, or civic structure (including public and quasi-public facilities), except as otherwise specified in this Chapter;
(2) Multifamily residential projects of 10 units or greater;
(3) New applications for additions to pre-existing multifamily residential, commercial, mixed-use, industrial, or civic structures which have been previously legally established and which are allowed in the applicable zone, which do not qualify as a minor modification as specified within PMC § 17.26.040 (Minor modifications to approved plans) or a minor site plan review as specified within PMC § 17.26.090 (Minor site plan review).
(C) Exemptions. The following shall be exempt from site plan review requirements, but are still subject to approvals from the Department and other agencies, including zoning clearance review pursuant to PMC § 17.26.030 (Zoning clearance review) and building permits, as required in this Division:
(1) Interior remodels;
(2) Alterations to building exteriors, drainage patterns, parking, traffic, easements, which do not result in greater impacts on infrastructure and public services, as determined by the Director;
(3) Repair and maintenance of structures or parking areas, unless constrained by existing infrastructure and existing drainage patterns and/or easements;
(4) Reductions of floor or building area within a previously approved site plan review where it is determined that the modification would not result in a significant change in circumstances requiring additional environmental or planning review; and
(5) Single-family residential development (one residence per parcel) and duplex development (two residences per parcel) on existing lots of record.
(D) Pre-Existing Structures. Any structure existing on the effective date of the ordinance codified in this Title which was allowed subject to an approved site plan review shall be deemed a pre-existing structure. The structure may continue pursuant to this Title; provided, that the site is operated and maintained pursuant to the conditions prescribed at the time of its establishment, if any. Any expansion, alteration, or reconstruction of a structure with a previously approved site plan review, which has become nonconforming due to adoption of this Title or any subsequent amendments thereto, shall comply with PMC Chapter 17.28 (Nonconforming Uses, Structures and Parcels) regulating nonconforming structures until the structure is brought into conformance with this Title. Any structure existing on the effective date which would require approval of a site plan review to be established in that zone, but for which the approval has not been obtained, shall be deemed a nonconforming structure and regulated by PMC Chapter 17.28 (Nonconforming Uses, Structures and Parcels). (Ord. 1603 § 4 (Exh. I), 2023)
17.21.030 Application procedure.
(A) Pre-Application. A pre-application with the DAB, City staff, and interested agencies may be conducted pursuant to PMC § 17.20.030 (Pre-application).
(B) Formal Application Submittal.
(1) After submittal of a pre-application and a DAB meeting has been held, when applicable, the applicant shall prepare a comprehensive site plan and complete the required application forms supplied by the Department. The applicant shall file said plans and application with the Department, along with all applicable fees as adopted by City Council resolution. Information requested on the application form and other processing requirements including, but not limited to, the number of copies requested, maps, graphics, or informational reports and studies, shall be determined by the Department.
(2) The applicant may be required to clarify, correct, or supply additional information before the application is determined by the City to be complete. Upon making the determination as to whether the application conforms to these standards, the City will notify the applicant in writing when the application has been accepted, or whether the application has been deemed incomplete, within the time limitations outlined in PMC § 17.20.050 (Time limitations for application acceptance).
(C) Site Plan. The application shall be accompanied by the required number of site plans, drawn at a scale approved by the Department, on standard sheets of 24 inches by 36 inches. The site plans shall indicate the location of all known and proposed easements and improvements; structures and improvements proposed to be demolished, relocated, or constructed; and all other pertinent information that can be graphically depicted on the plan, as specified in the checklist provided by the Department.
(D) Drawings and Architectural Elevations. When required by the Department, drawings and architectural elevations shall be submitted in addition to those accompanying the site plan which shall include, but not be limited to, the following:
(1) Roof overhangs and any other parts of the structures that protrude from the building surfaces;
(2) Details indicating rooftop screening materials, methods, and a view analysis of proposed screening, when required;
(3) Uses of each room and floor plans, if required; and
(4) Architectural elevations showing the general appearance, features and heights of proposed structures shall be submitted, as required on the application checklist. (Ord. 1603 § 4 (Exh. I), 2023)
17.21.040 Review Authority.
All applications for site plan review or a major revision of a site plan review pursuant to PMC § 17.21.070(B)(2) (Major Revisions) shall be reviewed and determined by the Director following the procedures for administrative review, pursuant to PMC § 17.20.010(A)(2) (Administrative Review by the Director), except as otherwise provided by PMC § 17.20.080 (Decisions by the Review Authority). Prior to rendering a decision, the Director shall provide written notice to all property owners within a 300-foot radius of the requested site plan review. The notice shall contain a description of the type and location of the requested site plan review, the anticipated decision date, and shall allow 10 days to submit comments to the City. Upon the passage of 10 days, the Director shall render a decision. (Ord. 1613 § 4 (Exh. I), 2023; Ord. 1603 § 4 (Exh. I), 2023)
17.21.050 Approval requirements and conditions.
(A) Site plan review approval only applies to the property for which the application was made, and shall apply to that property as long as the development for which approval was granted is in effect, regardless of changes in ownership or occupancy.
(B) The following conditions of approval may be placed upon the project by the Review Authority:
(1) Dedications and/or easements for streets, alleys, drainage, public utilities, recreational trails, flood control, and other rights-of-way determined essential to the orderly development of the site and abutting properties.
(2) On- and off-site improvements including, but not limited to, the following:
(a) Grading, drainage, and drainage structures necessary to protect the public safety;
(b) Curbs and gutters, street pavement, sidewalks, street lights and traffic control devices, and bus turnouts and shelters; all road improvements are to be constructed pursuant to plans and specifications of the City’s Engineering Design Standards;
(c) Adequate water service and fire protection equipment, pursuant to plans and specifications of the serving water purveyor and Los Angeles County Fire Department;
(d) Sanitary sewer facilities and connections;
(e) Services from public utilities, where provided;
(f) Street trees and landscaping, pursuant to the plans and specifications of the City’s Landscaping Design Standards;
(g) On-site landscaping, walls and/or fences, trash enclosures, and lighting fixtures;
(h) Pedestrian walkways and site amenities, including seating and other fixtures, where appropriate; and
(i) In addition to the above requirements, the Review Authority shall require additional improvements and facilities as determined reasonably necessary for the proper development of the site and the area. (Ord. 1603 § 4 (Exh. I), 2023)
17.21.060 Required findings for approval.
No application for site plan review shall be approved by the Review Authority unless the design and layout of the proposed project or structures, in its final submitted form, or as conditioned, meets all of the following criteria, and the development is consistent with:
(A) The City’s General Plan and any applicable Specific Plan;
(B) The development standards set forth in this Title; and
(C) Any applicable design guidelines. (Ord. 1603 § 4 (Exh. I), 2023)
17.21.070 Post-decision procedures.
(A) Appeal. A decision made by the Review Authority on a site plan review may be appealed, pursuant to the provisions of PMC § 17.20.110 (Appeal procedures).
(B) Revisions and Modifications. Revisions or modifications of an approved site plan review can be requested by the applicant.
(1) Minor Revisions. A revision or modification to an approved site plan review includes, but is not limited to, minor changes in the site design, parking or building placement, which will not increase or change the intensity of the site, may be acted on by the Director upon submittal of an application, required materials and applicable fees for minor modification, pursuant to PMC § 17.26.040 (Minor modifications to approved plans).
(2) Major Revisions. A major revision or modification to an approved site plan review that does not qualify for a minor modification as described within PMC § 17.26.040(B) and which includes, but is not limited to, expansions, intensification, or reconfiguration of site access/circulation, may be requested by the applicant. This request shall be processed through the submittal of a major modification or new site plan review application, pursuant to the provisions contained in this Title.
(C) New Applications Following Denial. Following the denial of an application for a site plan review, no application for a site plan review for the same or substantially the same project and design on the same or substantially the same site shall be filed within one year from the date of denial. (Ord. 1603 § 4 (Exh. I), 2023)
17.21.080 Time limits and extensions for site plan review decisions.
One or more extensions of time, not to exceed a total of 24 months from the original expiration date, may be granted pursuant to PMC § 17.20.120 (Time limits and extensions for conditional land use decisions). (Ord. 1603 § 4 (Exh. I), 2023)