1 ORDINANCE NO. __________________
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CUPERTINO TO REPEAL MUNICIPAL CODE CHAPTERS 2.84, 2.90, AND 2.96; TO ADOPT MUNICIPAL CODE CHAPTER 17.02; AND TO AMEND MUNICIPAL CODE CHAPTERS 2.32, 2.88, 9.20, 19.08, 19.12, 19.28, 19.104, AND 19.124, REGARDING CITY COMMISSIONS AND COMMITTEES
The City Council of the City of Cupertino finds that:
WHEREAS, on January 25, 2023, the City Council held a special meeting to consider the responsibilities of commissions and committees in the City of Cupertino; and
WHEREAS, at the January 25 meeting, Council directed staff to return to Council with
amendments to the Municipal Code to dissolve the Environmental Review Committee, the Design Review Committee, and the Economic Development Committee; and
WHEERAS, Council further directed staff to make modifications to the powers and functions of the Audit Committee; and
WHEREAS, Council further directed staff that the responsibilities of the dissolved
committees should be transferred to other approval authorities or advisory bodies or to the Council itself.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CUPERTINO DOES ORDAIN AS FOLLOWS:
SECTION 1. Adoption.
A. Cupertino Municipal Code sections 2.84, 2.90, and 2.96 are hereby repealed in their entirety.
B. The City Council hereby adopts Municipal Code Chapter 17.02, and amends Title 17 of the Cupertino Municipal Code as follows:
Chapter 17.02: California Environmental Quality Act
17.02.010 Review of CEQA Documents.
Ordinance No. __________
The approval authority for any discretionary project undertaken by the City shall be responsible for the review and approval of negative declarations and environmental impact reports prepared pursuant to the California Environmental Quality Act. If a legislative body advisory to the City Council makes recommendations with respect to the approval of any discretionary project that is not exempt from environmental review under the California Environmental Quality Act, the advisory body shall consider the negative declaration or environmental impact report for the project at a public hearing and may make recommendations to the City Council regarding the environmental review document.
17.02.020 CEQA Procedures
Pursuant to Title 14, Section 15022(d) of the California Code of Regulations, the CEQA Guidelines adopted by the Governor’s Office of Planning and Research (Title 14, Division 6, Chapter 3 of the California Code of Regulations), as may be amended from time to time, shall apply to all discretionary projects in the City.
The City Manager shall promulgate any administrative procedures necessary to tailor the guidelines to the specific operations of the City.
C. The Cupertino Municipal Code is further amended as set forth in Attachment A.
SECTION 2: Repeal of Prior Resolutions.
Cupertino City Council Resolution No. 5351 and any other prior enactment of the City Council establishing environmental assessment procedures that are inconsistent with this Ordinance are hereby repealed.
SECTION 3: Severability and Continuity.
The City Council declares that each section, sub‐section, paragraph, sub‐paragraph, sentence, clause and phrase of this ordinance is severable and independent of every other section, sub‐section, paragraph, sub‐paragraph, sentence, clause and phrase of this ordinance. If any section, sub‐section, paragraph, sub‐paragraph, sentence, clause or phrase of this ordinance is held invalid, or its application to any person or circumstance, be determined by a court of competent jurisdiction to be unlawful, unenforceable or otherwise void, the City Council declares that it would have adopted the remaining provisions of this ordinance irrespective of such portion, and further declares its express intent that the remaining portions of this ordinance should remain in effect after the invalid portion has been eliminated. To the extent the provisions of this Ordinance are substantially the same as previous provisions of the Cupertino Ordinance No. __________
Municipal Code, these provisions shall be construed as continuations of those provisions and not as an amendment to or readoption of the earlier provisions.
SECTION 4: California Environmental Quality Act.
This Ordinance is exempt from the requirements of the California Environmental Quality Act pursuant to CEQA Guidelines section 15320 (Changes in Organization of Local Agencies) and section 15061(b)(3) (no possibility to have a significant effect on the environment).
SECTION 5: Effective Date.
This Ordinance shall take effect thirty days after adoption as provided by Government Code Section 36937.
SECTION 6: Publication.
The City Clerk shall give notice of adoption of this Ordinance as required by law.
Pursuant to Government Code Section 36933, a summary of this Ordinance may be prepared by the City Clerk and published in lieu of publication of the entire text. The City Clerk shall post in the office of the City Clerk a certified copy of the full text of the Ordinance listing the names of the City Council members voting for and against the ordinance.
INTRODUCED at a regular meeting of the Cupertino City Council on February 21, 2023 and ENACTED at a regular meeting of the Cupertino City Council on March 7, 2023 by the following vote:
Members of the City Council
AYES:
NOES:
ABSENT:
ABSTAIN:
Ordinance No. __________
SIGNED:
______________________
Hung Wei, Mayor
City of Cupertino
________________________
Date
ATTEST:
_______________________
Kirsten Squarcia, City Clerk
________________________
Date
APPROVED AS TO FORM:
_______________________
Christopher D. Jensen, City Attorney
________________________
Date
Attachment A – Page 1
ATTACHMENT A ‐ AN ORDI
NANCE OF THE CITY COUNCIL OF THE CITY OF
CUPERTINO TO REPEAL MUNICIPAL CODE CHAPTERS 2.84, 2.90, AND 2.96; TO ADOPT MUNICIPAL CODE CHAPTER 17.02; AND TO AMEND MUNICIPAL CODE CHAPTERS 2.32, 2.88, 9.20, 19.08, 19.12, 19.28, 19.104, AND 19.124, REGARDING CITY COMMISSIONS AND COMMITTEES
The sections of the Cupertino Munic ipal Code set forth below are amended or adopted as follows:
Text added to existing provisions is shown in bold double‐underlined text (example) and text to be deleted in shown in strikethrough (example). Text in existing provisions is not amended or readopted by this Ordinance. Text in italics is explanatory and is not an amendment to the Code.
Where the explanatory text indicates that a new section is being added to the City Code, the new section is shown in plain text.
This ordinance amends several portions of the Municipal Code. For ease of review, the amendments advancing the prima
ry objective are presented first followed by conforming amendments. There is a separate heading in bold italics for each portion of the Code being amended. Sections unaffected by the ordinance are omitted.
1. Amendments to Chapter 2.32 concerning the Planning Commiss ion
2.32.070 Powers and Functions.
The powers and functions of the City Planning Commission shall be as follows:
A. Prepare, periodically review, and revise as necessary, the General Plan; B. Implement the General Plan through actions including, but not limited to, the administration of specific plans and zoning, subdivisions, and sign ordinances; C. Annually review the capital improvement program of the City and the local public works projects of other local agencies for their consistency with the General Plan (pursuant to Sections 65400 et seq. of the California Government Code); D. Endeavor to promote public interest in, comment upon, and understanding of the General Plan, and regulation relating to it;
E. Consult and advise with public officials and agencies, public utility companies, civic, educational, professional, and other organizations and citizens generally concerning implementation of the General Plan;
F. Promote the coordination of local plans and programs with the plans and programs of other agencies;
G. Perform other functions as the City Council provides including conducting studies and preparing plans other than those required or authorized by state law Ordinance No. __________
Attachment A‐ Page 2
H. Establish as needed a standing subcommittee of the Commission for Design Review. The Planning Commission shall decide appeals of the Design Review Committee for the purposes of conducting design review on projects that properly come before the Design Review Committee for review, and conduct design review of a project as required by Chapters 2.90, 19.132, 19.134 and of the Cupertino Municipal Code.
2. Amendments to Chapter 2.88 concerning the Audit Committee
2.88.100 Duties–Powers–Responsibilities.
The powers and functions of the Audit Committee shall be as follows:
A. To review the annual audit report and management letter; B. To recommend appointment of auditors;
C. To review the monthly Quarterly Treasurer’s investment report; D. To recommend a budget format;
E. To review City investment policies and internal controls of such policies; F. To recommend appointment of internal auditors;
G. To review internal audit reports;
H. To review quarterly Fraud, Waste, and Abuse Program reports
3. Amendments to Chapter 9.20 concerning the Local Assessment Committee
9.20.090 Appointment of Local Assessment Committee.
Within thirty days after acceptance of the application(s) for local land use approval actions as complete, the City Council shall appoint a Local Assessment Committee in accordance with the provisions of Section 9.20.230 of this chapter.
A. Scoping Meeting. Within the prescribed statutory time limits following notification to OPA that the application(s) for local land use approval(s) is/are complete, the OPA shall convene a scoping meeting at a date, time and place within the City, subject to the hearing notice requirements provided in Section 9.20.280 of this chapter. The purpose of said scoping meeting is to determine the issues which concern the agencies required to review the proposed facility, and the issues which concern the public, including review of the project under the California Environmental Quality Act. The applicant, the LAC, the Cupertino Director of Community Development, and representatives of the lead agency and responsible agencies shall attend the scoping meetings.
B. Meet and Confer. Following the scoping meeting described in subsection A, the applicant, the Local Assessment Committee (LAC) and LAC staff shall meet and confer for purposes of establishing terms and conditions under which the proposed offsite hazardous waste facility may be acceptable to the city. Based on the results of the meet and confer session, the applicant may amend the application materials submitted for the Ordinance No. __________
Attachment A‐ Page 3
local land use decision. The requirement for environmental assessment for the project may be waived by the City if the applicant agrees that an environmental impact report must be prepared for the project.
9.20.100 Environmental Assessment.
A. Within thirty days of the meet and confer session described Section 9.20.090(B), the City’s Environmental Review Committee (ERC) shall assess the environmental effects of the local land use actions for the proposed off‐site hazardous waste facility.
B. As provided in Section 9.20.140(B) of this chapter, the requirement for environmental assessment may be waived by the City upon prior agreement with the applicant that an environmental impact report is to be prepared.
C. Completion of the environmental assessment process shall be evidenced by a recommendation of the ERC that a negative declaration be approved for all local land use applications pertaining to the proposed facility, or, in the case where an environmental impact report is required, filing of a notice of completion in accordance with the California Environmental Quality Act Guidelines. [repealed]
9.20.110 Public Hearing by Planning Commission.
A. Within thirty days of completion of the local land use action environmental assessment, tThe City shall conduct a public hearing before the Planning Commission for the local land use application(s) affecting the proposed off‐site hazardous waste facility.
The public hearing shall be subject to the notification requirements described in Section
9.20.280 of this chapter.
B. The Planning Commission’s decision(s) on the application(s), whether a final action or a recommendation to the City Council, shall be rendered in accordance with procedural ordinance, Ordinance No. 652.
C. The Planning Commission’s decision(s) to approve the application(s), whether final action or a recommendation to the City Council, shall be accompanied by the following written findings for each separate action:
1. That the proposed facility is consistent with the Cupertino general plan;
2. That the proposed facility will not be detrimental to the health, safety or general welfare of the community;
3. That the proposed facility is consistent with the provisions of the Association of Bay Area Governments’ regional fair share memorandum of understanding, and with the siting policies established in the Santa Clara County hazardous waste management plan;
4. That the proposed facility is consistent with the siting criteria stated in Section
9.20.290 of this chapter.
Ordinance No. __________
Attachment A‐ Page 4
4. Amendments to Title 19 concerning the Design Review Commission
19.08.030 Definitions.
ʺPermitʺ means a permit issued by the City Council, Planning Commission, Design Review Committee, Director of Community Development, or any other decision body as empowered by the Cupertino Municipal Code, approving architecture, site improvements, buildings, structures, land and/or uses. Permits may include but shall not be limited to Administrative Approvals, Two‐story Permits, Minor Residential Permits, Architectural and Site Approvals, Development Permits, Conditional Use Permits, Exceptions, Variances or Subdivision Maps.
[Note: Other definitions omitted.]
19.12.030 Approval Authority.
Table 19.12.030 shows the approval authority, Noticing Radius, Expiration Date and Extension Dates for different types of Permits.
Attachment A – Page 5
Table 19.12.030 - Approval Authority
Type of Permit or Decision A, B
Administrative
Review
Design
Review
Committee
Arts and
Culture
Commission
Planning
Commission City Council
Public
Hearing/
Public
Meeting/
Comment
Period C
Noticing/ Noticing
Radius D
Posted
Site
Notice
Expirati
on
Date E
Chapter/ Findings
General Plan Amendment
Major F - - R F PH CA. Govt. Code
65350-
65362
Yes - CA. Govt. Code
65350-
65362 Minor G - - R F PH Yes -
Zoning Map Amendments
Major F - - R F PH CA. Govt. Code
65853-
65857
Yes - 19.152.020
Minor G - - R F PH Yes -
Zoning Text Amendments - - R F PH
CA. Govt. Code
65853-
65857
-
-
19.152.030
Specific Plans - - R F PH
CA. Govt. Code
65350-
65362
-
-
20.04.030
Development Agreements - - R F PH CA. Govt. Code
65867 Yes - 19.144.120
Development Permits
Major F, H - - F/R A1/F PM
19.12.110/300'
Yes 2 years
19.156.050
Minor G F - A1 A2 PM Yes 2 years
Conditional Use Permits
Major F, H, I F - A1/F/R A1/ A2/F PH CA. Govt. Code
65905
Yes 2 years
19.156.050
Minor G, I F - A1/F/R A1/ A2/F PH Yes 2 years
Temporary F - A1 A2 - None No 1 year None/ 19.160.030
Density Bonus (Residential) R F
Based on
concurrent
application
19.56 Adult-Oriented Commercial Activity (CUP) - R F PH CA. Govt. Code 65905/300' Yes 2 years 19.128.030 &
19.128.040
Architectural and Site Approval
Major J F - A1 A2 PM
19.12.110/
Yes 2 years
19.168.030
Minor K F - A1 A2 PM Yes 2 years
Amendment
Major F, H - - F A1 Varies L Yes 2 years 19.44,
Ordinance No. __________
Attachment A‐ Page 6
Table 19.12.030 - Approval Authority
Type of Permit or Decision A, B
Administrative
Review
Design
Review
Committee
Arts and
Culture
Commission
Planning
Commission City Council
Public
Hearing/
Public
Meeting/
Comment
Period C
Noticing/ Noticing
Radius D
Posted
Site
Notice
Expirati
on
Date E
Chapter/ Findings
Minor G F - A1 A2 Varies L Depends on permit
being amended L Yes 2 years
19.144,
19.156,
19.164
Minor Modification F - A1 A2 - None No 2 years 19.164
Hillside Exception/ Height Exception/ Heart
of the City Exception I -
- F A1 PH 19.12.110/300' Yes 2 years
19.40.080,
19.24.070,
19.136.090
Variance F - A1 A2 PH CA. Govt. Code
65905 Yes 2 years 19.156.060
Status of non- conforming Use - - F A1 PH 19.12.110/300' Yes - 19.140.110 Wireless Antennas I
F
-
F/ A1 A2 Varies I Depends on
application type Yes 2 years 19.136.090
Signs
Permits F - A1 A2 - None No 1 year 19.104
Neon, Reader board & Freeway Oriented
Signs I -F F- F/A1 A1/A2 M PM 19.12.110/300'’ No 1 year 19.104 Programs F - A1 A2 - None No 1 year
19.104
Exceptions I
-
F- -F A1 M PM 19.12.110/
Adjacent Yes 1 year 19.104.290
Parking Exceptions I FM F- F/A1 A1 M
/A2 Varies NM
19.12.110/
Adjacent/ 300'’ ON Yes 1 year 19.124.050
Fence Exceptions
-F F- A1- A21 L PM 19.12.110/
Adjacent Yes 1 year 19.48.060
Front Yard Interpretation F - A1 A2 PM 19.12.110/
Adjacent Yes 1 year 19.08
R-1 Ordinance Permits
Two-story I F F- F/A1 A1 L/ A2 Varies I
19.12.110/
Adjacent
Yes 1 year 19.28.140
Minor Residential F - A1 A2 CP No 1 year
Exceptions I - F- -F A1 M PM Yes 1 year
Miscellaneous Ministerial Permit F - - - None Adjacent Yes 1 Year 19.28.150 and
19.40.090
Miscellaneous Ministerial Permit Not Allowed
Protected Trees
Ordinance No. __________
Attachment A‐ Page 7
Table 19.12.030 - Approval Authority
Type of Permit or Decision A, B
Administrative
Review
Design
Review
Committee
Arts and
Culture
Commission
Planning
Commission City Council
Public
Hearing/
Public
Meeting/
Comment
Period C
Noticing/ Noticing
Radius D
Posted
Site
Notice
Expirati
on
Date E
Chapter/ Findings
Tree Removal F - A1 A2 CP Adjacent unless
exempt Yes 1 year 14.18.180
Heritage Tree Designation & Removal - - F A1 PM 19.12.110/ 300' Yes - 14.18
Tree Management Plan F - A1 A2 - None No - 14.18
Retroactive Tree Removal F - A1 A2 - None No - 14.18
Reasonable Accommodation F - A1 A2 - None No 1 year 19.52.050 Extensions PO
Parking, Fence & Sign Exceptions & Front
Yard Interpretations F - A1 A2 - None No 1 year
Neon, Reader board & Freeway Oriented
Signs F A1 A2 - None No 1 year
Two Story Permits, Minor Residential
Permits and Exceptions F A1 A2 - None No 1 year
Tree Removals F - A1 A2 - - No 1 year
All other projects F - A1 A2 - 19.12.110/
None No 2 years
Miscellaneous Ministerial Permit Not Allowed
Public Art Architectural and Site Approval Permits
Public Art - - F - A1 PM None None None 2.80 and 19.148 Art in lieu payment - - R - F PM None None None 2.80 and 19.148 KEY:
R—Review and recommendation body F—Final decision-making body unless appealed A1—Appeal Body on first appeal A2—Appeal body on second appeal PH—Public Hearing PM—Public Meeting
CP—Comment Period
Attachment A – Page 8
Notes:
A. Permits can be processed concurrently with other applications, at the discretion of the Director of Community Development.
B. Projects with combined applications shall be processed at the highest level of approval in conformance with Section 19.04.090.
C. Public Hearing: Projects types that need noticing pursuant to the CA Government Code; Public Meeting: Project types that need only a mailed notice and no newspaper notices; Comment Period: Project types that need only a mailed notice and do not need a public hearing or public meeting.
D. Noticing Radius of an application in a combined application shall correspond to the maximum noticing radius required for any one of the applications.
E. Expiration date of an application in a combined application shall correspond to the maximum expiration date allowed for any one of the development applications (not including Subdivision Map Act applications, General Plan Amendments and Zoning Map or Text Amendments.)
F. Major General Plan Amendment, Conditional Use Permit, Development Permit application ‐ for more than ten thousand square feet of commercial and/or industrial and/or office and/or other non‐residential use, or greater than six residential units.
G. Minor General Plan Amendment, Conditional Use Permit, Development Permit application ‐ for ten thousand square feet or less of commercial and/or industrial and/or office and/or other non‐residential use, or six or less residential units.
H. City Council review for applications with new development greater than fifty thousand square feet of commercial, and/or greater than one hundred thousand square feet of industrial and/or office and/or other non‐residential use, and/or greater than fifty residential units.
Planning Commission review for all other applications.
I. Please see specific zoning district regulations or chapters in this title that apply to the subject property or project for approval authority.
J. Major Architectural and Site Approval application ‐ architectural and site approval for all projects that are not a Minor Architectural and Site Approval application.
Ordinance No. __________
Attachment A‐ Page 9
K. Minor Architectural and Site Approval application ‐ single family home in a planned development zoning district, minor building architectural modifications, landscaping, signs and lighting for new development, redevelopment or modification in such zones where review is required and minor modifications of duplex and multi‐ family buildings.
L. Meeting type and noticing are dependent on the underlying permit being modified.
M. Appeals of Design Review Committee decisions shall be heard by the City Council.
NM. Parking Exceptions approved by the Director of Community Development need a comment period.
Parking Exceptions approved by the Design Review Committee need a public meeting.
ON. Parking Exceptions in Single‐family residential (R1) zones and Duplex (R2) zones need adjacent noticing.
All other Parking Exceptions need notices within three hundred feet of the exterior boundary of the subject property.
PO. Application must be filed prior to expiration date of permit. Permit is extended until decision of the Approval Body on the extension.
19.12.050 Authority of the Design Review Committee.
Subject to the provisions of this chapter and general purpose and intent of this title, the authority of the Design Review Committee is as follows:
A. Grant any permits and exceptions which are authorized to be issued by the Design Review Committee pursuant to Section 19.12.030 and any other provisions of this code;
B. Grant parking exceptions for projects that are in conjunction with permits which are authorized to be issued by the Design Review Committee pursuant to Section
19.12.030. [repealed]
Ordinance No. __________
Attachment A‐ Page 10
19.12.120 Action by Director of Community Development–Administrative.
A. For applications requiring Administrative review with no public meeting, public hearing or comment period, the Director of Community Development or his or her designee may, subject to the requirements of Section 19.12.100, issue his or her decision no later than thirty days from receipt of all information, unless referred to a different approval authority for a decision.
B. For applications requiring Administrative review with a public meeting, public hearing or comment period, the Director of Community Development or his or her designee may, subject to the requirements of Section 19.12.100:
1. Issue his or her decision at the conclusion of the public meeting, public hearing or comment period;
2. Continue the item for additional public hearings, public meetings or comment period; or
3. Defer action by taking the item under advisement and issuing the decision no later than thirty days following the public meeting, public hearing or comment period.
No additional noticing is required if a project is continued.
C. For applications where a public meeting or public hearing is required to be held before the Director of Community Development, the meeting shall be held in the same manner as a Design Review Committee Planning Commission meeting.
19.12.130 Action by Design Review Committee and Planning Commission.
A. For applications where the Design Review Committee or Planning Commission is the Approval Body, it shall render a decision, which is supported by the evidence contained in the application or presented at the meeting, at the meeting, or at a subsequent meeting after conclusion of the public hearing or public meeting, subject to the requirements of Section 19.12.100.
B. For zoning map amendments, on the basis of evidence and testimony presented to the Planning Commission at the public hearing, the Planning Commission may determine that the public interest will be served, either by revising the area being considered for reclassification to include properties not originally part of the application, or by giving consideration to district classifications not originally requested by the application. The Planning Commission may, solely at its option, consider additional properties or district classifications, or both.
Ordinance No. __________
Attachment A‐ Page 11
C. For applications requiring City Council approval, the reviewing body shall forward its written findings, determinations and recommendation to the City Council for final action, subject to the requirements of Section 19.12.100.
19.12.150 Notice of Decision and Reports.
A. Notice of decision:
1. The decision for applications approved with
a public meeting or public hearing
shall be mailed to the property owner and applicant at the address shown on the application.
2. The decision for applications approved with a comment period shall be mailed to the property owner and the applicant at the address shown on the application and any person who has commented on the proposed project within the comment period or during revocation proceedings.
3. The decision shall contain the following:
a. Applicable findings;
b. Any reasonable conditions or restrictions deemed necessary to secure the purpose of this title and to assure operation of the development and/or use in a manner compatible with existing and potential uses on adjoining properties and in the general vicinity; and
c. Reporting/monitoring requirements deemed necessary to mitigate any impacts and protect the health, safety and welfare of the City.
4. The decision of the Director of Community Development, Design Review Committee or Planning Commission shall be final unless appealed in accord with Section 19.12.170. A decision of the City Council shall be final.
B. Reports: The Director of Community Development shall endeavor to forward reports, within five calendar days from the date of the decision, to the:
1. Planning Commission and the City Council of a decision by the Director of Community Development.
2. Planning Commission and the City Council of a decision by the Design Review Committee.
Ordinance No. __________
Attachment A‐ Page 12
32. City Council of a decision by the Planning Commission.
19.28.040 Permits Required for Development.
Table 19.28.040 sets forth the planning permits required for development in the Single‐ Family Residential district.
Table 19.28.040 Permits Required
Planning permit
required prior to
building permit
application
Approval
authority Type of Project Approval
Authority
A. None
Admin.
One‐story single‐family project that does not require
exception or variance from the requirements of this
chapter
Admin.
B. Minor Residential
Permit, pursuant to
Chapter 19.12,
Administration
1. One‐story encroachment into a required rear yard
setback, subject to requirements of Section
19.28.070
Admin
2. One‐story extension of an existing side yard
nonconforming building wall line, subject to
requirements of Section
19.28.100 in all districts except R1‐a
3. One‐story project with a gable end of a roof
enclosing an attic space projecting outside the
building envelope, subject to requirements of
Section 19.28.070 or 19.28.080
4. New or expanded second story deck or balcony
with views into neighboring residential side or
rear yards in all districts except R1‐a or on any
project previously developed pursuant to
Government Code Section 65852.21
5. Any active or passive solar structure that requires
variation from the setback or height restrictions of
this chapter, provided that no such structure shall
infringe upon solar easements or adjoining
property owners
6. One or two‐story addition or new home on a sloped
single‐family residential lot with development on
building pads/graded areas with actual slopes
equal to or greater than 20% and with total floor
area ratio of all structures on the lot greater than
35%
Ordinance No. __________
Attachment A‐ Page 13
Table 19.28.040 Permits Required
Planning permit
required prior to
building permit
application
Approval
authority Type of Project Approval
Authority
C. Director’s Minor
Modification, pursuant
to Chapter 19.12,
Administration
Encroachment of porch elements into the required
front yard setback in the R1‐a zone, subject to the
requirements of Section 19.28.100
Admin
D. Two‐Story Permit,
pursuant to Chapter
19.12, Administration
Two‐story addition or new two‐story home in all
districts that do not require Residential Design
Review per Section 19.28.040(I) except in an R1‐a zone
Admin
E. Residential Design
Review, pursuant to
Chapter 19.12,
Administration
Admin.
with
design
review
Two‐story addition or new two‐story home in all
districts except R1‐a where:
1. Second floor to first floor area ratio is greater
than 66%, except any second to first floor ratio
for development on building pads/graded areas
with actual slopes equal to or greater than 20%;
and/or
2. Where second story side yard setback(s) are less
than 15 feet to any interior side property line
Admin. with
design review
DRC with
design
review
Two‐story addition, new two‐story home, and/or
second story deck in the R1‐a zone PC
F. Exception, pursuant
to Chapter 19.12,
Administration &
Section 19.28.130 ,
Exceptions
DRC One or two‐story project requesting an exception
from Sections 19.28.070 [Development Regulations
(Building)],
19.28.080 [Eichler R1‐e Building Design
Requirements], and/or 19.28.110 [Landscape
Requirements].
PC
G. Hillside Exception,
pursuant to Chapter
19.12,
Administration
PC
Development (area greater than 500 square feet) on
slopes greater than 30%
PC
H. Architectural and
Site Approval,
pursuant to Chapter
19.12,
Administration
One or two‐story addition or new home on a sloped
single‐family residential lot with development on
building pads/graded areas with actual slopes equal
to or greater than 20% and where the cut plus fill of
the site exceeds 2,500 cubic yards
I. Conditional Use
Permit, pursuant to
Chapter 19.12,
Administration
Two‐story addition or new two‐story home in an R1
zoning district with an “i” suffix
Ordinance No. __________
Attachment A‐ Page 14
Table 19.28.040 Permits Required
Planning permit
required prior to
building permit
application
Approval
authority Type of Project Approval
Authority
J. Single‐Story Overlay
District Application,
pursuant to Chapter
19.12 ,
Administration
CC
Establishment or removal of a Single‐Story Overlay
District in a Single Family Residential District
(Addition or removal of the “I” suffix in an R1 zoning
district)
CC
K. Miscellaneous
Ministerial Permit Admin
1. New one or two‐story duplex project in an R1
zoning district pursuant to Government Code
Section 65852.21
2. New one or two‐story single‐family home,
secondary principal dwelling unit, or two‐story
addition in an R1 zoning district pursuant to
Government Code Section 65852.21
Admin
19.28.130 Exceptions.
Where results inconsistent with the purpose and intent of this chapter result from the strict application of the provisions hereof, exceptions to Sections 19.28.070, 19.28.080, and
19.28.110 may be granted by the Design Review Committee Planning Commission. The specific procedural requirements shall follow Chapter 19.12.
19.104.140 Permanent Wall Signs.
Table 19.104.140 sets forth the rules, regulations and processing applicable to permanent wall signs.
Ordinance No. __________
Attachment A‐ Page 15
Table 19.104.140 Wall Signs
Use/ zoning Number
Size
Location Review
Authority
Review
Criteria Allowed area
and length
Max.
Area
Commercial
& Industrial
1. One sign per
business with
exterior frontage
2. One additional
for:
Businesses with
no ground sign and
adjacent to more
than one street or
shopping center
driveway.
Sign directed to
interior of project
and not visible
from any public
right‐ of‐ way.
Single tenant
building pad with
more than 5,000 s.f.
1. 1 s.f. per
linerar ft of
store frontage
on which sign
is located.
2. 70% of store
frontage
maximum
3. Length =
total combined
length of each
row of sign
copy
4. Minimum
area = 20 s.f.
200 s.f.
1. No more than one
wall sign per frontage
2. Shall not project
above the roof or top
of parapet, unless it is
an integral part of the
face of an architectural
projection.
3. No projecting wall
sign shall extend into
a public right‐of‐way
more than twelve
inches. Any projecting
sign shall have a
vertical clearance of at
least fifteen feet above
a private or public
vehicular roadway,
alley, driveway or
parking area, and at
least eight feet above a
sidewalk, pedestrian
mall or landscaped
area.
CDD
Meets
Design
Criteria in
Section
19.104.220
Office &
Institutional
1. One sign per
business with
exterior frontage
2. One additional
for:
Businesses with
no ground sign and
adjacent to more
than one street or
major shopping
center driveway.
Sign directed to
interior of project
and not visible
from any public
right‐ of‐ way.
1. 1 s.f. per
linear ft. of
business
frontage on
which sign is
located.
2. 70% of
business
frontage
maximum
3. Length =
total combined
length of each
row of copy
40 s.f. Same as above CDD Same as
above
Ordinance No. __________
Attachment A‐ Page 16
Table 19.104.140 Wall Signs
Use/ zoning Number
Size
Location Review
Authority
Review
Criteria Allowed area
and length
Max.
Area
CDD ‐ Community Development Director; PC ‐ Planning Commission; DRC ‐ Design Review Committee; s.f. = square feet; ft = feet
19.104.150 Permanent Window Signs, Blade Signs & Logos, Symbols or Insignias.
Table 19.104.150 sets forth the rules, regulations and processing applicable to Permanent Window Signs, Blade Signs & Logos, Symbols or Insignias.
Table 19.104.150: Permanent Window Signs, Blade Signs & Logos, Symbols or Insignias Use/Zoning Number Maximum Area Location Review
Authority Review Criteria
A.
Permanent
Window
Signs
All One or more Considered part
of wall sign area
25% of window
surface of each
storefront bay.
Neon window
sign = 4 s.f.
Perimeter neon
window signage
not allowed
CDD Meets Design
Criteria in Sec.
19.104.220
One “open”
sign less than
two s.f. exempt
B. Blade
Signs
All except
residential
districts
One on each
frontage up
to a
maximum
of two
6.5 s.f.
Between 8 ft. and
12 ft. above
pedestrian
walkways.
Illuminated –
CDD
Not
illuminated ‐
Exempt
Shall be
pedestrian
oriented only and
shall meet Design
Review Criteria in
Sec. 19.104.220
C. Logos,
Symbols or
Insignia
All except
residential
districts Same as Sec.
14.24.050 9 s.f. Same as Sec.
19.104.140
Illuminated –
CDD
Not
illuminated ‐
exempt
Shall meet Design
Review Criteria in
Sec. 19.104.220
and restrictions in
Sec.
19.104.190
CDD ‐ Community Development Director; PC ‐ Planning Commission; DRC ‐ Design Review Committee; s.f. = square feet; ft = feet
19.104.160 Ground Signs.
Table 19.104.160 sets forth the rules, regulations and processing applicable to Ground Signs.
Ordinance No. __________
Attachment A‐ Page 17
Table 19.104.160: Ground Signs
Use/ Zoning Number
Size
Location Review
Authority Review Criteria Allowed
Area &
Length
Maximum
Height
All non‐
residential areas
One sign if
minimum
100 ft. street
frontage
Two signs
if 500 ft.
street
frontage
One s.f. per
four linear
ft. of street
frontage.
Maximum
area = 100
s.f.
V‐shaped
and signs
with more
than two
faces:
Area
of all faces
of sign =
Total Sign
Area.
Double
faced signs:
Area of
larger face
of sign =
Total Sign
Area
Maximum
number of
tenants on
sign = six
Eight ft.
Street
address
numbers
or range
of
numbers
for
businesse
s shall be
clearly
identified
in
numbers
not less
than 5
inches in
height
Corner property:
Sign has to be
located on street
frontage with the
site’s address.
Every ground
sign shall be
located wholly
on the property
for the use which
the sign is
advertising is
located on.
No portion of
any ground sign
shall be located
closer than one
foot from the
public right‐ of‐
way.
No portion of
any sign over
three feet in
height shall be
located within a
corner triangle or
sidewalk site
triangle.
Signs on interior
lots <200 ft. of
frontage shall be
located within
the center 50% of
the lot frontage.
Interior lots > 200
ft. of frontage
shall locate
ground signs no
closer than 50 ft
CDD
Shopping Center
or multitenant
commercial
development with
a center name
shall emphasize
that name
Shall meet Design
Criteria in Section
19.104.220
Ordinance No. __________
Attachment A‐ Page 18
Table 19.104.160: Ground Signs
Use/ Zoning Number
Size
Location Review
Authority Review Criteria Allowed
Area &
Length
Maximum
Height
from a side
property line
(See Appendix
A)
No ground sign
shall be located
closer than one
hundred feet
from any other
ground sign on
the same
property
CDD ‐ Community Development Director; PC ‐ Planning Commission; DRC ‐ Design Review Committee; s.f. = square feet; ft = feet
19.104.170 Gasoline Station Signs.
Table 19.104.170 sets forth the rules, regulations and processing applicable to Gasoline Station Signs.
Table 19.104.170: Gasoline Station Signs
Type of Sign Number
Size, Maximum
Area and
Allowable Area
Location Review
Authority Review Criteria
A. Wall Sign Same as Sec.
19.104.140
Same as Sec.
19.104.140
Same as Sec.
19.104.140 CDD
Meets Design Criteria in Sec.
19.104.220
B. Ground Sign 1 ground sign
regardless of
frontage
Same as Sec.
19.104.160
Same as Sec.
19.104.160 CDD
Meets Design Criteria in Sec.
19.104.220
C. Fuel Price
Ground Sign
Fuel price sign
to be
incorporated
into the design
of the ground
sign
Computes
toward
Allowable
Ground Sign
Area
See above CDD
Is incorporated into the design of
the ground sign
Letter size of price display on fuel
price sign shall not exceed
minimum specifications contained
in Sec. 13532 of the California
Business and Professions Code
Meets Design Criteria in Sec.
19.104.220
Ordinance No. __________
Attachment A‐ Page 19
D. Fuel Price
Wall Sign
If service
station is not
identified on
ground sign, in
addition to any
wall sign
allowed to the
service station
per Sec.
19.104.140,
a second fuel
price sign is
allowed
Number of
product prices
on fuel price
sign not to
exceed
eight per
face.
Attached to
the wall of
the building
facing the
public street
CDD
Same as above.
CDD ‐ Community Development Director; PC ‐ Planning Commission; DRC ‐ Design Review Committee
19.104.180 Electronic Readerboard Signs, Changeable Copy Signs, Exposed & Visible Neon Signs, Decorative Statuary and Beverage Container Recycling Signs.
Table 19.104.180 sets forth the rules, regulations and processing applicable to Electronic Readerboard Signs, Changeable Copy Signs, Exposed & Visible Neon Signs, Decorative Statuary and Beverage Container Recycling Signs.
Table 19.104.180 Electronic Readerboard Signs, Changeable Copy Signs, Exposed or Visible Neon Signs, Decorative Statuary & Beverage Container Recycling Signs Use/ Zoning Number Size and
Height
Location Review
Authority
Review Criteria
A. Electronic
Readerboard
Signs
Commercial One sign
for centers
with 20
tenants or
more and
50,000 s.f.
of gross
floor area
Same as
Sec.
19.104.160
No closer
than 500
ft from
any
residentia
l district
on the
same
street as
the sign
Same as
Sec.
19.104.160
PC
Background of
electronic
readerboard will be the same
color as the primary
background. If not practical,
then a color that is
complementary to the
background color shall be
used
B. Change‐ able
Copy Signs
Commercial
N/A
Included
in total
allowable
N/A
CDD
Deemed necessary to the type
of merchandising of that
business. Shall consist of
permanent sign and symbols
Ordinance No. __________
Attachment A‐ Page 20
wall sign
area
or letters made of high
quality and durable materials
C. Exposed or
visible neon
signs
All
N/A
N/A
N/A
DRCCDD
Shall meet Illumination
Restrictions in Section
19.104.230
D. Decorative
Statuary
All except
residential
districts
N/A
N/A
N/A
If DRC
determine
s it is Fine
Art, it
may refer
to another
commissio
nCDD
In conjunction with the
overall architectural design of
the building, the landscaping
scheme and the sign program
for the business.
If not
publicly
visible,
then
exempt
E.
Beverage
Container
Recycling
Where
allowed
Wall
signs‐as
allowed
by Sec.
19.104.140
Ground
signs‐ as
allowed
by Sec.
19.104.160
One
building
mounted
sign
10 s.f.
maximum
N/A
N/A
Dealer subject to provisions
of
California Beverage
Container Recycling and
Litter Reduction Act of 1986.
Sign should contain
information concerning a
certified recycling center as
described in Sections 14570
and 14571 of Public
Resources Code.
Certified Redemption
Center sign ‐ subject to
limitations and review
procedure of zoning district
where it is located.
CDD ‐ Community Development Director; PC ‐ Planning Commission; DRC ‐ Design Review Committee; s.f. = square feet; ft = feet
19.104.190 Signs in and Near Residential Districts.
Table 19.104.190 sets forth the rules, regulations and processing applicable to Signs in and near Residential Districts.
Ordinance No. __________
Attachment A‐ Page 21
Table 19.104.190 Signs in and near Residential Districts
Use/ Zoning Number
Size
Location Review
Authority
Review
Criteria Area Height
A. Signs near
residential
districts
All except
residential
Wall Sign‐
Same as Sec.
19.104.140
Ground Sign
‐ Same as
Sec.
19.104.160
Wall Sign
‐ Same as
Sec.
19.104.140
Ground
Sign ‐
Same as
Sec.
19.104.160
Wall Sign
‐ Same as
Sec.
19.104.140
Ground
Sign ‐
Same as
Section
19.104.160
No
internally
illuminated
sign
permitted
within 100 ft
from any
residential
districts
except if the
sign face is
mounted so
it is not
visible to
any
residence
within 100 ft
of the sign
CDD
Shall meet
design criteria
specified in
Sec. 19.104.220
B. Name
plates, streets
or Unit
numbers
Residential One or more 2 s.f. or less N/A N/A CDD
C.
Development
Identification
Signs
Residential
One sign for
interior lot
Two signs
for corner
development
32 s.f. 5 ft
If one sign
allowed, at
major
entry
If two
allowed,
one on
each street
front
CDD
Shall contain
only name and
address of
development.
Shall meet
design criteria
specified in
Sec.
19.104.220
CDD ‐ Community Development Director; PC ‐ Planning Commission; DRC ‐ Design Review Committee; s.f. = square feet; ft = feet
19.124.050 Exceptions–Approval Authority.
A. The Director of Community Development may approve the following exceptions upon making the written findings in Section 19.124.060:
1. Exceptions to this chapter for properties located in:
a. The Single‐Family ( R‐1 ) Residential Zoning District; Ordinance No. __________
Attachment A‐ Page 22
b. The Duplex (R2) Zoning District;
2. Single Family homes or duplexes in a Planned Development District;
3. 2. Tandem parking arrangements in residential zoning districts;.
4. Parking exceptions for Minor applications as identified in Section 19.12.030, upon making written findings in Section 19.124.060.
B. The Design Review Committee may approve parking exceptions for Minor applications as identified in Section 19.12.030, upon making written findings in Section
19.124.060;.
C. The Planning Commission may approve parking exceptions for Major applications as identified in Section 19.12.030, upon making written findings in Section 19.124.060.