15.03.100 Administrative use.
A. Overview. An administrative use, identified in Chapter 19.05, is a mechanism by which the city may place special conditions on the use or development of property to ensure that new development is compatible with surrounding properties.
B. Who May Apply. A property owner, or their designated agent, may apply for an administrative use.
C. Review Process. Each zoning district includes uses which may be permitted if an administrative use is approved. See use tables in Chapter 19.05. The process for consideration of an administrative use is as follows:
1. The planning director may approve, approve with conditions, or deny an administrative use following the Type II Review process set forth in Chapter 15.02.
2. All administrative uses shall be evaluated by the criteria listed in subsection D of this section.
3. Some land uses may be subject to specific use standards set forth in Chapter 19.13. If the administrative use is included in Chapter 19.13, the requirements of that chapter must be met.
4. The planning director is authorized to approve a minor expansion or alteration of an existing administrative use as follows:
a. A minor expansion or alteration of an administrative use can be approved with Review Process I (see Chapter 15.02).
b. For purposes of this section:
(1) A minor expansion shall be not more than twenty-five percent of the land or building gross floor area devoted to the existing administrative use.
(2) A minor alteration may include changes to final site plans and development which do not change the intent and compatibility with surrounding property which were originally approved.
5. The planning director may impose conditions to ensure the approval criteria in subsection D are met.
D. Administrative Use Evaluation Criteria. The following criteria shall be used for evaluating administrative uses:
1. Compatibility of proposed structures and improvements with surrounding properties, including the size, height, location, setback and arrangements of all proposed buildings and facilities, especially as they relate to light and shadow impacts on more sensitive land uses and less intensive zones.
2. The landscaping, buffering and screening of buildings, parking, loading and storage areas, especially as they relate to more sensitive land uses.
3. The generation of nuisance irritants such as noise, smoke, dust, odor, glare, visual blight or other undesirable impacts.
E. Other Standards.
1. Revocation. The planning director has the authority to review and modify or revoke administrative uses for failure to meet the requirements of an administrative use. Such decisions may be appealed pursuant to Section 15.02.600.
2. Transfer of Ownership. An administrative use runs with the land and compliance with the conditions of any such permit is the responsibility of the current owner of the property, whether that is the original applicant or a successor.
3. Permit Expiration. Administrative uses shall complete development and establish the permitted use within three years of approval. The planning director may authorize a one-time extension of six months. If the use is not commenced within that time frame, the administrative use is considered void and a new application is required. The city has no duty or obligation to notify the applicant or current property owner that the permit is due to expire. (Ord. 3774-20 § 3 (Exh. 2), 2020.)