The purpose of the site plan/design review process is to enable the city of Dinuba to make a finding that a proposed development project is in conformity with the intent and provisions of this title and to guide the building department in the issuance of building permits.

The site plan/design review process is intended to ensure that development constructed in Dinuba meets good urban design standards, does not have an adverse impact on neighboring properties, does not negatively impact the public health, safety and welfare, and produces a development that will enhance the image and marketability of Dinuba. (Ord. 2025-01 § 2 (Exh. 1), 2025)

The following project types shall be subject to obtaining a site plan review permit prior to a building permit and construction:

A.    All new multiple-family residences;

B.    All additions to existing multiple-family residences;

C.    All renovations to multiple-family residences which involve facade or exterior work;

D.    All new commercial construction and also exterior renovations to commercial buildings;

E.    All new industrial construction and also exterior renovations to industrial buildings. (Ord. 2025-01 § 2 (Exh. 1), 2025)

The following uses shall be exempt from Dinuba’s site plan/design review process:

A.    Single-family dwellings.

B.    Open space uses that do not require a building permit.

C.    The establishment of a new use on a previously developed site where no new construction is proposed (however such uses may be subject to a conditional use permit).

D.    Incidental and accessory structures.

E.    Various public and private utility and infrastructure improvements.

F.    Existing uses that were originally permitted through the site plan review process whose building area (or active use area) is being increased by less than 25 percent.

G.    Other uses that the planning director determines not to require site plan/design review because it would not further the objectives of this chapter, including temporary use permits, minor building and site improvements and in home care facilities that cater to the elderly or disabled. (Ord. 2025-01 § 2 (Exh. 1), 2025)

In addition to the requirements for site plan review outlined in this chapter, all development projects shall also be subject to conformance with the city of Dinuba’s design guidelines as applicable for commercial, industrial, multifamily residential and neighborhood design. (Ord. 2025-01 § 2 (Exh. 1), 2025)

An application for a site plan/design review permit shall be made to the planning department on a form prescribed by the department. The application shall be accompanied by a fee set by resolution of the city council. Uses that require a conditional use permit shall not be required to pay for a site plan/design review permit because the fee would be covered by the fee for a conditional use permit. The information requirements listed below will be required of applicants, and the application shall include the following information:

A.    Name and address of applicant.

B.    Statement that the applicant is the owner of the property or is the authorized agent of the owner.

C.    An accurate scale drawing of the site and the surrounding area for a distance of at least one hundred feet from each boundary of the site showing the existing locations of streets and property lines.

D.    Preliminary floor plans and front, side and rear architectural elevations of the proposed structures, along with renderings showing proposed colors and materials of the structures and improvements.

E.    A site plan, drawn to scale, which shall show the following:

1.    Lot and building dimensions.

2.    All buildings and structures: location, size, height, and proposed use.

3.    Yards and space between buildings.

4.    Walls and fences: location, height and materials.

5.    Off-street parking and loading: location, number of spaces, dimensions of spaces, and internal circulation pattern.

6.    Access: pedestrian, vehicular and service: points of ingress and egress.

7.    Signs: location, size, height, and type of illumination.

8.    Lighting: location and general nature.

9.    Trash enclosures.

10.    Street dedication and improvements.

11.    Grading and drainage plan.

12.    Landscaping and irrigation: location and type. (Ord. 2025-01 § 2 (Exh. 1), 2025)

A.    Within thirty days after submission, the director, on behalf of the city, shall review the site plan to determine compliance with this title. If it is determined that the site plan cannot be approved without granting a variance or use permit, or amending this title, the applicant shall be notified in writing and no action on the site plan shall take place until proper application for a variance, use permit or amendment has been filed and acted upon as prescribed by this title.

B.    The director may require the submittal of additional information or revised plans. Within thirty days from the receipt of an application the applicant shall be notified in writing of any revisions or additional information required and shall submit such information. Failure to submit required information may be cause for site plan disapproval.

C.    Once the application is determined to be complete, the director shall refer the application to the design review committee (DRC) composed of appropriate department heads and service providers, including but not limited to the city engineer, public works director, building official, fire chief, police chief, solid waste provider, school district and other individuals or representatives who may be affected or otherwise have an interest in the project. These individuals and agencies shall submit comments and questions to the director, who, based on these comments, may request revisions to the site plan or additional information as appropriate.

D.    Within thirty days after the acceptance of the completed site plan, the director shall approve, approve with conditions, or disapprove the site plan.

E.    In making their determination, the director shall consider and, when appropriate, make findings consistent with Section 17.55.070. In making these findings, the director shall determine that approvals will be consistent with established legislative policies relating to traffic safety, street dedications and street improvements, environmental quality, and to zoning, fire, police, building and health codes.

F.    In reaching a determination with regard to a site plan review, the director shall state those conditions which he has determined are necessary to protect the public health, safety and general welfare of the community and those conditions as may be required by the city municipal code or any federal, state or other local law, rule, regulation or court decision in accordance with this section.

G.    All conditions of site plan approval shall be fully complied with prior to the issuance of any certificate of occupancy. It is unlawful for any person to construct, occupy or maintain any building, facility or site without fully complying with all of the conditions of site plan approval or any other applicable requirement of this chapter.

H.    The director’s decision shall be final unless appealed to the planning commission. Appeals shall be processed in accordance with Chapter 17.63 (Appeals).

I.    When, in the opinion of the director, the site plan submitted is of such consequence, magnitude or involves potential public controversy, the director may refer such to the planning commission for public hearing. The referral shall be placed on the agenda of the next available planning commission meeting following the director’s decision.

J.    The approved site plan, with any conditions shown thereon or attached thereto, shall be dated and signed by the director, with one copy mailed to the applicant and one copy filed with the building official.

K.    Revisions by the applicant to an approved site plan shall be resubmitted in the manner required for drawings first submitted. Minor modifications, as determined by the director, shall be approved as a change to the site plan. Any other change shall be processed as an original filing. (Ord. 2025-01 § 2 (Exh. 1), 2025)

In making their decision, the director shall prepare a report on the site plan/design review permit application based on their analysis of the project and also recommendations of the design review committee. This report shall be forwarded to the applicant and their agent. The findings shall include the following:

A.    That the location of the proposed use is in accordance with the purpose and objectives of this title and the purposes of the district in which the subject site is located.

B.    That the design of buildings and other improvements complies with applicable design guidelines for the zone in which the project is located.

C.    That the location of the proposed use and the conditions under which it would be operated or maintained will not be detrimental to the public interest, health, safety, convenience or welfare, or be materially injurious to properties or improvements in the vicinity.

D.    That the proposed use will not have a significant impact on the environment, or that any significant impacts have been acknowledged.

E.    That the proposed use will comply with applicable provisions contained in this title.

F.    That the proposed use is consistent with the Dinuba general plan.

G.    That the site for the proposed use is adequate in size, shape and location to accommodate the use for which it is proposed. (Ord. 2025-01 § 2 (Exh. 1), 2025)

In addition to the conditions detailed in the director’s resolution, changes in the neighborhood that would result from traffic generated by the development undergoing site plan/design review may require land dedication and/or street improvements. Should the director find that approval of the proposed development combined with existing traffic in and near the subject property warrant road improvements along the subject property, the commission may require conditions as follows:

A.    The applicant shall dedicate necessary right-of-way along the subject property adequate to facilitate the installation of roadway improvements consistent with Dinuba’s circulation element and improvements manual.

B.    The applicant shall install roadway improvements, including curbs, gutters, sidewalks and street paveout, along the subject property that are consistent with Dinuba’s circulation element and improvements manual. These improvements may extend off site for purposes of ensuring safe traffic circulation, effective storm drainage, or pedestrian safety.

C.    The applicant shall install nonroadway improvements within the roadway right-of-way, including street signs, street lights, street trees and bus stops.

All improvements shall be constructed and installed to city standards and shall be installed at the time of development. Where it is determined by the director that it is impractical to install certain or all improvements at the time of development, an agreement to make such improvements may be accepted in lieu thereof. In the event of such an arrangement, the applicant shall enter into an agreement with Dinuba for the installment of improvements before a building permit is issued. The applicant shall deposit money with the city of Dinuba or post a bond with the city in the amount determined by the city engineer to guarantee the installation of said improvements. (Ord. 2025-01 § 2 (Exh. 1), 2025)

Before a building permit shall be issued for any building or structure proposed as part of a site plan/design review, the chief building official shall find that the proposed building location and size, facilities and improvements are in conformance with the site plan/design review and conditions approved by the community development director. (Ord. 2025-01 § 2 (Exh. 1), 2025)

Site plan/design review approval shall lapse and shall become void one year following the date on which it was approved unless, prior to expiration of one year, a building permit has been issued by the chief building official and construction has commenced. Alternatively, the applicant may request a one-year extension of the site plan by submitting a letter to the community development director that justifies the extension. Extensions may be requested up to three times. (Ord. 2025-01 § 2 (Exh. 1), 2025)

Upon violation of any conditions of an approved site plan, said site plan may be revoked and building permits associated with an approved site plan shall be suspended. Within thirty days of the revocation and suspension, the city council shall consider the matter. If not satisfied that the regulation, general provision, condition or conditions are being complied with, the city council may revoke the site plan and/or building permit and take action as may be necessary to ensure compliance. (Ord. 2025-01 § 2 (Exh. 1), 2025)

A site plan shall run with the land and shall continue to be valid upon change of ownership of the property or building which was the subject of a site plan application.

Exhibit 55-1: Site Plan Review Process

(Ord. 2025-01 § 2 (Exh. 1), 2025)