A. Open, passive recreational areas, parks, wildlife preserves, including environmental restoration and walkways, information kiosks, and signage and associated improvements, including access and parking, related to such open uses.

B. Noncommercial minor antennas, Class A.

C. All other uses require a conditional use permit. (Ord. 1111, 2018)

A. Uses which are permitted in the district with which the “ESOS” is combined only in accordance with the regulations of the underlying zoning district as well as the ESOS District.

B. Noncommercial minor antennas exceeding the permitted height limits, commercial minor antennas, minor telecommunications facilities, and major telecommunications facilities are not permitted in this zone, unless a finding is made by the Planning Commission that no technically feasible alternative location outside this zoning district is possible, that the facility blends with the surrounding existing natural and manmade environment in such a manner as to be effectively unnoticeable; and that the requirements of SMC 17.130.010 through 17.130.250 are met, as appropriate. (Ord. 1111, 2018)

A. To protect the character and quality of the natural environment of critical parcels as identified within the General Plan:

B. Setback Buffers. Unless a reduced setback of no less than 50 feet is determined to be appropriate by the Planning Commission upon review of the resource analysis required by subsection D of this section and in conjunction with the findings required by SMC 17.46.060, a 100-foot minimum setback buffer shall be provided from the edge of a wetland, identified riparian dripline, identified endangered species population, or State Department of Fish and Wildlife Preserve, except on the Laguna Youth Park site where no building shall extend beyond 200 feet from the centerline of Morris Avenue. Up to 20 feet of the required setback may be provided as a landscaped trail area.

C. Objectives. To preserve the quality and integrity of certain unique scenic, ecologic, or biotic environments as identified in the General Plan:

D. Procedures. An application for a conditional use permit in the ESOS Combining District shall not be determined complete until a resource analysis of the visual, vegetative, and biotic characteristics of the property is prepared and undergoes review by the Planning Commission. The resource analysis shall be prepared at the applicant’s expense by an independent professional biologist who has met qualifications established by the City and, as appropriate, other professional consultants selected by, and under the direction of, the City. The Planning Commission shall make findings relative to the development constraints of the site through review of the resource analysis.

The resource analysis shall be prepared pursuant to a methodological guidance document that has been approved by the City Council and shall include the following:

A. Action on Conditional Use Permit. Where a conditional use permit under this chapter is required, the conditional use permit shall be approved, provided the Planning Commission or City Council on appeal makes each of the following findings in an affirmative manner:

A. Repair, maintenance, and replacement projects, interior improvement projects, installation of minor mechanical equipment.

B. Construction on already paved land and/or impermeable surfaces, except that the project shall be subject to the visual and scenic resources analysis and shall be required to be reviewed under the resource analysis process set forth in this chapter.

C. Additions or changes to existing structures or improvements where the new footprint and elevations do not extend into or adversely affect resources of concern.

D. Replacement of existing structures involving substantially the same use, location, square footage, and height.

E. Projects of the City unless they involve construction of buildings for occupancy. (Ord. 1111, 2018)

A. Review Requirements. Subject to filing of an administrative review application, the Planning Director may approve minor alterations or additions to existing uses or other minor projects not otherwise exempt, including facade modifications; minor site improvements; and additions, accessory, or replacement structures that involve less than a 25 percent increase from existing square footage, or less than an additional 1,000 square feet, whichever is greater, and providing the height is substantially unchanged, provided the Planning Director makes a written determination that resources of concern do not occur on the area of development, or due to the existing character of the property or the size, scope, or nature of the proposed project, resources of concern will not be affected by the project. The Planning Director may require applicants to provide information addressing such considerations.

B. Action on Administrative Permit Application. If the findings set forth at subsection A of this section cannot be made, the Planning Director shall deny administrative review of the application and the project shall require a conditional use permit. (Ord. 1111, 2018)