New non-residential development requires design review. Site plan approval is also required where the zoning district or use requires it, including uses in commercial and industrial districts. Required approvals must be obtained before building or construction permits, and applicable certificates of occupancy, can be issued.

An approved site plan expires after two years unless a building permit is obtained and construction begins. One one-year extension may be granted if the required findings are met.

A substantial change to an approved site plan—such as a material change in use, increased building height or intensity, significant changes to access or circulation, or reduced required open space or landscaping—can require a new application and approval.

An application expires if the applicant does not provide requested documents and information within 180 days of staff’s written review comments. The Zoning Administrator may grant one extension of up to 180 days for good cause.

Application fees set by City Council are due when the application is submitted and are nonrefundable.

If the applicable zoning district requires a Use Permit for the proposed use, City Council decides it after a Planning and Zoning Commission recommendation. Approval requires findings that the use is not materially detrimental and is reasonably compatible with surrounding permitted uses; conditions may address impacts such as lighting, noise, traffic, and operating hours. The ordinance does not establish whether data centers require a Use Permit. If required, the use must be established within two years; one one-year extension may be granted upon specified findings.

If a zoning-map change is needed, the process includes public hearings and notice—generally at least 15 days before the hearing, with notice to owners within 600 feet for a map amendment. A written protest by owners of at least 20% of the affected zoning area requires a three-fourths City Council vote for the amendment to take effect.

Zoning approval does not guarantee adequate or available public infrastructure, including water, wastewater, storm drainage, transportation, or utility services; development remains subject to availability and applicable requirements.

On sites meeting the ordinance’s hillside definition—a slope of at least 10% with a 10-foot elevation change—development is limited to disturbance of no more than 35% of the gross lot area or 20,000 square feet, whichever is less. Other limits include a 30-foot building-height plane, retaining walls no higher than 8 feet or longer than 100 continuous feet, and a required drainage plan.

Outdoor lighting installations are subject to inspection before final occupancy or completion. Owners must correct lighting trespass or nuisances, and equipment or its location cannot be changed from approved plans without written staff approval.

Ordinance violations can result in civil sanctions of $100–$1,000 per offense or a Class 1 misdemeanor. Each day a violation continues is a separate offense, and the City may abate an uncorrected violation and recover its costs.