A. Administrative Actions and Permits. Except when combined with legislative actions or other non-administrative actions specified in this Article, the Community Development Director, referred to in this Zoning Code as the Director or the designee of the Director, is the designated Review Authority for the following administrative permits and actions, which are generally limited to interpretation of policy or relatively minor adjustments of Zoning Code standards. Additionally, the Director has primary administrative authority for certain activities which require the determination of compliance with applicable Zoning Code provisions. The Director, at the Director’s sole discretion, may elevate the level of review to the next higher Review Authority.
1. Architectural Reviews Without a Public Hearing. An administrative review process providing for review of projects for compliance with the provisions of this Zoning Code and with any site plan or architectural design guidelines adopted by the City as specified in Chapter 18.120 (Architectural Review), but not including architectural reviews for which a public hearing is required by Section 18.120.020.D. The Director's and Commission’s review roles are specified in Chapter 18.120 and Table 6-1 (Review Authority).
2. Density Bonus for Affordable Housing. An action authorizing a residential density bonus in compliance with Chapter 18.64 (Density Bonuses and Affordable Housing).
3. Minor Modifications. An administrative action granting an exception to specified development standards of this Zoning Code in cases where strict compliance would result in a unique hardship in compliance with the procedures specified Chapter 18.124 (Variances and Minor Modifications).
4. Off-Site Parking Permits. An administrative permit authorizing uses in nonresidential and mixed-use zones to satisfy their on-site parking demands off-site in compliance with Chapter 18.116 (Off-Site Parking Permits).
5. Reasonable Accommodation. An administrative permit authorizing limited modifications to residential properties to accommodate a person with specified disabilities and physical limitations in compliance with specific criteria and performance standards and the procedures specified in Chapter 18.118 (Reasonable Accommodation).
6. Sign-Related Permits.
a. Sign Permits. An administrative permit authorizing a variety of signs, including individual signs for promotional advertising in compliance with specific provisions and conditions of this Zoning Code and Chapter 18.42 (Sign Standards). Temporary signs may also be approved in conjunction with a Temporary Use Permit granted in compliance with Chapter 18.122 (Temporary Use Permits).
b. Comprehensive Sign Programs. An administrative permit process through which permissible on-site signs are reviewed to provide for a coordinated, complementary program of signs within a single development project consisting of multiple tenant spaces, or a district.
7. Zoning Clearances. An administrative review of nonexempt uses and structures that do not otherwise require a determination of compliance with applicable provisions of this Zoning Code as specified in Chapter 18.126 (Zoning Clearances).
B. Quasi-Judicial Actions and Permits, Director Approval. Except when combined with legislative actions, the Director is the designated Review Authority for the following quasi-judicial permits and actions. Alternatively, the Director may refer applications to the Planning Commission. A public hearing is required for the following quasi-judicial actions in compliance with Chapter 18.146 (Public Notices and Hearings).
1. Architectural Reviews with a Public Hearing. A review process providing for review of projects for compliance with the provisions of this Zoning Code and with any site plan or architectural design guidelines adopted by the City as specified in Chapter 18.120 (Architectural Review), for which a public hearing is required by Section 18.120.020.D. The Director's and Commission’s review roles are specified in Chapter 18.120 and Table 6-1 (Review Authority).
2. Historic Preservation—Significant Property Alteration (SPA) Permits for either Minor or Major Alterations. A permit allowing for the alteration of properties and buildings on the City’s Historic Resources Inventory (HRI), as specified in Chapter 18.130, Historic Preservation. SPA permits are heard by the Director, with Major SPA permits reviewed and recommended on by the Historical Landmarks Commission.
3. Minor Use Permits. A permit authorizing the operation of a specific use of land or a structure in a particular location in compliance with the provisions of this Zoning Code and the procedures specified in Chapter 18.114 (Conditional and Minor Use Permits).
4. Temporary Use Permits. A permit authorizing specific limited term uses in compliance with conditions and performance criteria specified in Chapter 18.122 (Temporary Use Permits).
C. Quasi-Judicial Actions and Permits, Planning Commission Approval. Except when combined with legislative actions, the Planning Commission is the designated Review Authority for the following quasi-judicial permits and actions. Additionally, the Director may refer applications to the Planning Commission. A public hearing is required for the following quasi-judicial actions in compliance with Chapter 18.146 (Public Notices and Hearings).
1. Conditional Use Permits. A permit conditionally authorizing a specific use of land or a structure in a particular location in compliance with the provisions of this Zoning Code and the procedures specified in Chapter 18.114 (Conditional and Minor Use Permits).
2. Variances. An action granting exception to the development standards of this Zoning Code in cases where strict compliance would result in a unique hardship in compliance with Chapter 18.124 (Variances and Minor Modifications).
D. Legislative Actions. The designated Review Authority for all legislative actions is the Council. A public hearing is required for the following legislative actions in compliance with Chapter 18.146 (Public Notices and Hearings).
1. General Plan Text/Map Amendments. An action authorizing either a text amendment to the General Plan or a map amendment changing the General Plan land use designation of particular property in compliance with Chapter 18.142 (Amendments).
2. Specific Plans. An action authorizing the review and adoption of a specific plan in compliance with the provisions specified in Chapter 18.148 (Specific Plans and Amendments).
3. Zoning Code Text/Zoning Map Amendments. An action authorizing either a text amendment to this Zoning Code or a Zoning Map amendment changing the zoning designation of particular property in compliance with Chapter 18.142 (Amendments).
E. Subdivision Maps and Other Approvals.
1. Subdivision of Land. Regulations governing the subdivision of land are established in City Code Title 17 (Development), Chapter 17.05 (Subdivisions).
2. Buildings and Construction. Provisions for buildings and construction are established in City Code Title 15 (Buildings and Construction).
