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Planning Procedures |
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The following is a listing of the major permits that
the Planning Department issues. For additional information, please
contact Planning Staff at (707) 588-2236 or by using the "Email the
Planning Department" link to the right.
Administrative Permits
Certain uses which are discretionary in nature but which are generally expected to be compatible with surrounding land uses and meet the general public interest may be approved administratively by the Planning Department.
Conditional Use Permits
For each land use district established in the City's Zoning Code, uses are categorized as either "Permitted Uses" or "Conditional Uses". Uses listed as "Conditional Uses" are subject to the issuance of a Conditional Use Permit from the Planning Commission. The Conditional Use Permit procedure allows the City discretionary review of land use proposals which, because of their nature, may be suitable only if certain conditions of approval are incorporated into the proposal. The process allows the City to ensure that such uses will be compatible with surrounding land uses and the general public interest.
In reviewing a Conditional Use Permit application, the Planning Department will consider such things as building placement and size, traffic generation, compatibility with adjoining properties, and other potential impacts, and will prepare a written recommendation to the Planning Commission. Based on this staff recommendation and input from any other interested parties, the Planning Commission may approve or deny the application at a public hearing, and may impose various conditions of project approval with respect to design, location, construction, operation, duration, and other compatibility factors.
General Plan AmendmentsThe General Plan is the framework for the City's growth and establishes its land use patterns. To redesignate a property for a land use other than that allowed by the General Plan, an amendment to the General Plan must be processed. Under State Law, the City is allowed to amend its General Plan no more than four times each year. Proposed amendments are submitted to the Planning Department, which evaluates them and makes recommendations to the Planning Commission. The Planning Commission conducts a public hearing on each amendment application and recommends either approval or denial to the City Council, with the Council determining the final action on the proposed amendment.
Home OccupationsA Business License is required for a home-based business (Home Occupations), as well as a Home Occupation application. Both are available at the City's Finance Department. Limited types of home-based businesses may be allowed by the City. For Home Occupation requirements, see Section 17.07.020 (12) of the Zoning Ordinance.
Planned DevelopmentsThe Planned Development (P-D) Zoning District is intended to accommodate a wide range of residential, commercial and industrial land uses, which are mutually-supportive and compatible with existing and proposed development on surrounding properties. P-D zoning districts shall encourage the use of flexible development standards designed to appropriately integrate a project into its natural and/or man-made setting and shall typically be intended for projects that provide for a mix of land uses to serve identified community needs. Furthermore, the P-D zoning process may be used to implement the various specific plans adopted by the city. Once established, the P-D zoning district becomes, in effect, the zoning for the area within its respective boundaries. See Section 17.06.200 of the Zoning Ordinance for more information on Planned Developments
Planned developments allow projects that are in conformance with the City's General Plan, but which deviate in certain respects from the zoning district regulations for a given property. As with rezonings, the establishment of a planned unit development requires public hearings before the Planning Commission and the City Council. See Chapter 17.06.070 of the Municipal Code (Zoning Ordinance) for more information on Planning Developments. For details about the planning process, go to Planned Development District Processes
RezoningsA rezoning is required in order to change the types of uses or densities legally allowed on a piece of property. The proposed new zone must be consistent with the City's General Plan. Rezoning application submittals are made to the Planning Department, which evaluates them and makes recommendations to the Planning Commission. The Planning Commission conducts a public hearing on each rezoning application and recommends either approval or denial to the City Council. The City Council also holds a public hearing and must approve a rezoning request before a change becomes effective.
Sign Permits
New sign installations not governed by an existing sign program require sign approval from the Planning Department or the Planning Commission. For more information about signage standards, see Chapter 17.27 of the Zoning Ordinance.
Site Plan and Architectural ReviewAll development projects involving either new building construction and/or the significant remodeling of existing structures require architectural and design review. The intent of this review is to ensure that new and remodeled projects will fit in well with their surroundings and do not detract from the neighborhood. Project applications are submitted to the Planning Department and, if considered minor, they may be approved administratively. The Planning Commission generally reviews applications for larger projects
Temporary Event Permits
Temporary events, such as carnivals and fireworks sales booths, may be allowed for a limited amount of time. See Article IV of the Zoning Ordinance, "Temporary Conditional Use Permit".
VariancesThe Zoning Ordinance has standards including building setbacks and height, lot coverage, off-street parking and landscaping. There are occasions, however, when the strict application of these standards may be inappropriate because of the special circumstances of a particular property and may prevent the practical accommodation of the basic land use intended for the zone. The variance procedure is intended to grant exceptions from the standard zoning regulations in these cases. A variance is not to permit a different land use than those normally permitted in the applicable zoning district, however. Based on staff's recommendation and input from any other interested parties, the Planning Commission may approve or deny the variance request at a public hearing.
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October 20th Agenda
Planning Commission Agenda - 9-25-08 - Cancelled