| Development Review Process |
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| The Development Review process encompasses a
number of distinct but related functions that provide approvals
or entitlements for the development and use of public and private
properties. The process generally involves an assessment of
a project's consistency and compliance with the City's stated
goals and objectives that are established in the General Plan,
Zoning Ordinance, City Codes and in other regulations and standards. |
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| Some projects may benefit from or be subject
to considerations prior to the normal land use approvals of
the development review process, such as leases that convey land
use entitlements and may require environmental review prior
to approval. Large and complex projects may also benefit from
preliminary review to determine the scope of actions required
through the entire process. |
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| A project application formalizes a development
and/or land use request that is made to the City. A completed
application, along with the pertinent fee(s) and project plans
and details, as described on the project application form, is
typically scheduled for review by staff departments within 7-10
days of the application submittal. |
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| The Project Clearance and Subdivision Committees
(PCC/SC) review project applications for completeness and compliance
with City standards and other necessary requirements that apply
to the specific request. The Committees meet weekly to guide
a project through the process in an expeditious manner and may
require plan revisions to assure inclusion of necessary project
information. The Committees do not take action on most applications,
but provide recommendations to the decision-makers, such as
the Architectural Committee, Planning Commission and City Council.
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| Discretionary projects are subject to the requirements
of the California Environmental Quality Act (CEQA) in accordance
with the City's adopted procedures through the Project Clearance
Committee. Determinations on the applicability of CEQA shall
be made within 30 days of a determination that the project application
is complete, but are typically made early in the process. Additional
information is available from the Planning Division. |
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| The Planning Commission has final authority to
approve Use Permits and Variances to zoning standards and makes
recommendations to the City Council on General Plan Amendments,
Zoning of properties and Tentative Subdivision Maps. Public
hearing items are subject to a Notice of Hearing distributed
to property owners within 300 feet of a project site. Where
a project is subject to the requirements of CEQA, the Commission
shall certify any required environmental document prior to taking
action |
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| The City Council has final authority on General
Plan Amendments, Zoning of properties and Tentative Subdivision
Maps through a public hearing process. Appeals of Planning Commission
actions are processed through a public hearing before the Council.
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| Standards for Architectural Review are based
upon the Community Design Guidelines adopted by the City Council.
Projects scheduled for review by the Committee should be those
already seen to be consistent with General Plan and Zoning Ordinance
standards. The Committee has delegated certain categories of
projects to staff for review. Architectural review should be
complete prior to issuance of building permits. |
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| Please contact the Permit Center (Building Division)
for further information. |
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| [ More Links ] |
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