17.60.040 Required findings.
A. Primary Finding Required for All Projects. In addition to the findings and criteria associated with a minor use permit or minor development review, as applicable, the review authority shall also find that the project is compliant with the adopting ordinance applicable to the relevant S overlay.
B. Project-Specific Findings. In addition to the finding required in subsection A (Primary Finding Required for All Projects) of this section, the review authority shall also make the related applicable findings listed in this section. Not all findings listed in this section shall apply for each overlay. In determining which findings from this list shall apply, the director shall consider the language in the S overlay adopting ordinance, applicable plan, and General Plan Land Use Element policies.
1. General Plan Policy. Where the S overlay zone is applied to implement a specific general plan policy, the approval of any project in the applicable S overlay zone shall require that the review authority find that the project conforms with the purpose, intent, and provisions of the general plan policy for which the S overlay zone was applied.
2. Compatibility with Surroundings—Nonresidential Projects. Where the S overlay zone is applied to ensure compatibility with surrounding uses, neighborhoods, or conditions, the approval of any project in the S overlay zone shall require that the review authority find:
a. That the project will enhance the built environment in the surrounding context or will perform a function or provide a service that is essential or beneficial to the community;
b. That the project’s location, size, height, operations, and other significant features will be compatible with and will not adversely affect or further degrade adjacent properties, the surrounding neighborhood, or the public health, welfare, and safety;
c. That the project provides for an arrangement of uses, buildings, structures, open spaces and other improvements that are compatible with the scale and character of the adjacent properties and surrounding neighborhood; and
d. That the project substantially conforms with the purpose, intent, and provisions of the general plan, any applicable area plan or specific plan, and applicable community design guidelines.
3. Compatibility with Surroundings—Residential and Mixed-Use Projects. For all multi-unit residential housing and mixed-use developments where at least two-thirds of the square footage consists of residential, the use shall not be subject to subsection (B)(2) (Compatibility with Surroundings: Nonresidential Projects) of this section. For such projects, the provisions of Section 17.110.070 (Required Findings) shall apply.
4. Noise Exposure. Where the S overlay zone is applied to prevent exposure of sensitive receptors to harmful noise levels, the approval of any project in the S overlay zone shall require that the review authority find that the project demonstrates consistency with maximum interior and exterior noise limits as indicated in Chapter 9.12 (Noise Control) by providing noise analysis, construction details, or other information deemed necessary by the director to verify conformance with maximum noise limits, or will adequately address potential impacts related to noise exposure.
5. Flood Hazard. Where the S overlay zone is applied to minimize impacts from flood hazards, the approval of any project in the S overlay zone shall require that the review authority find that the project demonstrates avoidance of flood hazards or will adequately address potential impacts related to flood hazards.
6. Airport Hazard. Where the S overlay zone is applied to ensure a project avoids significant airport hazards, the approval of any project in the S overlay zone shall require that the review authority find that the project demonstrates avoidance of airport hazards or will adequately address potential impacts related to airport hazards.
7. Hillsides/Slope Instability. Where the S overlay zone is applied to ensure development is appropriately designed in hillside areas, the approval of any project in the S zone shall require that the review authority find:
a. That the project is designed and will be developed to preserve to the greatest extent practicable the natural features of the land, including the existing topography and landscaping; and
b. That the project is designed and will be developed to be consistent with the community design guidelines for hillside development.
8. Historical or Cultural Resource Sensitivity. Where the S overlay zone is applied to avoid significant impacts to historical resources, the approval of any project in the S zone shall require that the review authority find that the project is designed and will be developed to be consistent with the community design guidelines for historical resource preservation and applicable requirements of Chapter 14.01.
9. Scenic or Ecological Sensitivity. Where the S overlay zone is applied to avoid significant impacts to scenic or ecologically sensitive areas, the approval of any project in the S zone shall require that the review authority find:
a. That the project is designed and will be developed to preserve to the greatest extent practicable the natural features of the land, including the existing topography and habitats; and
b. That the project demonstrates avoidance of scenic or ecological sensitivity impacts or will adequately address potentially significant impacts related to scenic or ecological sensitivity. (Ord. 1650 § 3 (Exh. B), 2018)