(a) Without exception, all plans, elevations, proposed signs for buildings or structures and exterior building and roof colors within the C-1, C-2, and M-1 zoning districts, or alterations thereto, shall be approved by the community appearance board, or by the city council under limited circumstances provided in this article, before a permit is issued for any building, structure, sign or other development of property, or appurtenances or alterations thereto, which have an exterior visual impact or effect on the community.

(b) Notwithstanding paragraph (a) of this section, if the building official determines (at his sole discretion) that a building permit application is minor or insignificant, the building official may grant the permit without submitting the application to the community appearance board for approval, providing the permit is consistent with the intent and purpose of this article. For purposes of this paragraph, the phrase "minor or insignificant" shall mean a small scale renovation or modification project affecting a small site and having a nominal exterior visual impact and effect on the community. Any party or person adversely affected by a decision made by the building official may appeal such decision to the community appearance board.