The city clerk shall set hearings and give notices for appeals to be heard by the city council.

The city engineer/public works director shall:

The building official/fire marshal shall:

The police chief shall issue permits for signs in conjunction with issuance of special events permits.

The city manager shall hold administrative hearings or designate a hearing officer for such hearings as provided by this title.

The planning commission:

The city council:

The planning director:

Any person may apply to the planning department, in writing, for approval of a site plan permit, use permit, rezone permit, variance, or temporary land permit. Such application shall be on a form prescribed for that purpose by the planning director and, if not submitted by the owners of the relevant property, shall include the written consent of the owner of the property on which the use is to be located. The application shall be accompanied by a fee, as specified by resolution as well as documentation, as specified by the planning director, indicating the details of the proposed, new, or expanded use of a site and each new or expanded structure.

Notice of the time and place of hearing upon a use permit or variance application by the planning commission or by the city council shall be given at least ten (10) calendar days before the hearing in the following manner:

An applicant may withdraw his/her application within fifteen (15) calendar days of submittal and receive a refund of any unexpended portion of the application fee. Any refund of application fees for an application withdrawn later than fifteen (15) calendar days after the date of submittal will be made at the discretion of the planning director.

All approvals granted pursuant to this title shall expire one year from the date of approval, except those established by ordinance, and those kept valid by issuance and continuation of a building permit. This section shall not apply to final subdivision maps or plats. The planning commission or city council may extend an approval for a period not to exceed eighteen (18) months.

Any site plan permit, use permit, variance, or temporary land permit granted in accordance with the provisions of this title may be revoked by the deciding body in the manner hereinafter set forth if the said permit or variance is exercised in violation of the conditions or the terms under which such permit or variance is granted, or if the following findings are made:

Before the deciding body considers the revocation of a site plan permit, use permit, variance, or temporary land permit, it shall hold a public hearing thereon, notice of which shall be served on the owner of the subject property at least ten (10) days prior to the date of the hearing, either personally or by registered or certified mail, with postage prepaid and return receipt requested. At the conclusion of the hearing, the deciding body shall make findings of fact as to whether or not there is good cause for such revocation. If it finds that such good cause does exist, it may revoke or modify the permit or variance.

The intent of the temporary use of land permit is to permit uses conducted on an intermittent or short term basis. A temporary use of land permit, valid for a limited period of time not exceeding six (6) months, may be issued as provided in this chapter for such temporary uses as temporary offices, construction yards (not located on the property where construction is taking place), parking lots, circuses or carnivals, parking lot sales, special exhibits and displays, and sales of seasonal merchandise (Christmas trees, pumpkins, fireworks, etc.). A temporary use need not be listed as a permitted use in the zoning district in which it is located. In granting a temporary use of land permit, such conditions may be imposed as are deemed necessary to secure the purposes of this chapter, and tangible guarantees may be required to ensure that the conditions so imposed will be complied with. The provisions of this chapter are not exclusive and are not intended to replace or supplant existing provisions of this code concerning specified temporary permitted uses e.g., garage sales', vendors', or peddlers' licenses (see chapters 4.16 and 4.48 of this code). In instances in which the provisions of this chapter conflict with existing code provisions, the more specific provision(s) shall be enforced.

Temporary uses of land shall be prohibited in the R districts, except as follows:

Any person may apply to the planning director, in writing, for approval of a temporary use of land permit not less than fifteen (15) days before the use is intended to begin.

Any temporary use of land must be approved, in writing, by the planning director before such use commences. Upon receipt of an application for a temporary use of land permit, the planning director may approve, conditionally approve, or disapprove an application for such use. The planning director may require a conditional use permit, as provided in chapter 12.28 of this title, for the approval of a temporary use of land where the planning director finds that the proposed use may be of particular interest or concern to surrounding property owners or to the public at large. A conditional use permit must be required for those uses which would require a conditional use permit under other provisions of this title.

The planning director may approve an application for temporary use of land for a period not to exceed six (6) months only upon making all of the following findings:

The planning director may not approve an application for temporary use of land until the applicant and property owners have certified, in writing, that:

Not less than five (5) months after initial approval, the planning director may consider an application for an extension of a temporary use of land for an additional period not exceeding six (6) months. Such application shall be subject to all foregoing provisions of this chapter.

A use permit is intended to allow certain land uses, identified in this title, which have characteristics that may render them appropriate to some sites and situations, but not to others. They are subject to the following regulations of this chapter.

Upon application, the planning commission may approve, approve with conditions, or disapprove a use permit. The planning commission may impose such reasonable conditions as it deems appropriate, including, but not limited to, issues such as duration of activities, and dedications or improvements of public facilities, site, structure and landscaping features and design related to the findings specified below. In the event that the requirements of the California environmental quality act[1] applicable to the use permit application cannot be satisfied within the time a decision on said application must be made in accordance with the permit streamlining act,[2] and the applicant fails to consent to a continuance, the application shall be deemed denied by operation of law as of the date that the decision thereon would otherwise have had to be made hereunder.

The following findings are required for a use permit and must be based on substantial evidence in view of the whole record:

Variances are intended to resolve practical difficulties or unusual physical hardships that may result from the size, shape, or dimensions of a site or the location of existing structures thereon, from geographic, topographic or other physical conditions on the site or in the immediate vicinity or from street locations or traffic conditions in the immediate vicinity of the site, or if the strict application of this title will deprive such property of privileges enjoyed by other properties in the vicinity and under identical zone classification. Such a variance shall be subject to such conditions as will assure that the adjustment thereby authorized shall not constitute the grant of a special privilege inconsistent with the limitations upon other properties in the vicinity and zone in which the property is situated. Upon application in proper form, such variances may be granted as will not be contrary to the general intent of this title or the public interest.

Upon application, the planning commission shall hear and approve, approve with conditions, or disapprove a variance. The planning commission may impose such reasonable conditions as it finds necessary to meet the interest of this title and the special circumstances of the case.

The following findings are required for a variance:

The intent of this chapter is to list procedures that govern city compliance with the California environmental quality act (CEQA).[1]

Whenever provision for an appeal is made in this title, the appeal may be taken by any person aggrieved with the decision appealed from, and the following regulations shall apply.

A member of the city council may appeal an action of either the planning director or planning commission. If an appeal is made by a council member, there shall be a presumption applied that the reason for the appeal is because the appealed action has significant and material effects on the quality of life in the city. The basis of the appeal need not be stated in the council member's written appeal. No inference of bias shall be raised by virtue of such an appeal, and the appealing council member may participate and vote on the appealed matter if not otherwise disqualified.

An appeal will be valid only if a notice of appeal is filed with the city council within fifteen (15) calendar days from the date of the action or administration decision appealed.

Every notice of appeal shall be in writing and shall be filed in duplicate with the city council and the planning director.

Every person filing an appeal shall pay the city such fee as shall be established, and from time to time may be amended, by resolution of the city council.

Upon receipt of a timely filed notice of appeal, the planning director shall transmit a copy of all documents constituting the record upon which the appealed action or decision was taken to the appeal body.

The filing of an appeal shall wholly vacate the action or decision of the planning director and all proceedings shall be stayed.

Any appeal not brought to hearing within a period on ninety (90) days from the date that a notice of appeal is filed shall be deemed abandoned, and proceedings shall be terminated as of the date such period shall expire unless the city council approves a later hearing date in public session.

This title may be amended by ordinance whenever the public necessity, convenience or general welfare requires. Any proposed amendment which changes property from one zone to another or imposes any zoning regulation not previously imposed or which removes or modifies any such regulation therefore imposed, as set forth in California Government Code section 65850, must be adopted in accordance with the procedure set forth in California Government Code sections 65854 through 65857, as summarized in the following sections. Any other amendment to this title may be adopted in the same manner as other ordinance amendments.

An amendment may be initiated by direction of the city council or planning commission, or by petition of one or more interested property owners, accompanied by a filing fee as specified in the "cost for service fee schedule". When an amendment is initiated by petition, said petition shall be verified by at least one owner of property within the area to be impacted by the proposed amendment, or by an authorized agent thereof attesting to the truth and correctness of the information contained therein.

For proposed amendments requiring special hearing procedures pursuant to California Government Code sections 65853 through 65855, the planning commission, not later than at its next succeeding meeting following initiation of a proposed amendment in the manner set forth in section 12.44.020 of this chapter, shall set the times and places for such public hearings thereon as may be required by law, and shall give notice of such hearings as may be required by law. In addition to the notice required by law, as set forth in California Government Code sections 65090 and 65091, the planning commission may give notice of the hearings in any other manner it deems necessary or desirable.

Following the aforesaid hearings, the planning commission shall make a report of its findings and recommendations in the form of resolution and meeting minutes with respect to the proposed amendment and shall file with the city council a copy of such report within ninety (90) days after the notice of the first of the hearings; provided, that such time limits may by extended upon the mutual agreement of the parties having an interest in the proceedings. Failure of the planning commission so to report within ninety (90) days without the aforesaid agreement, shall be deemed to be approval of the proposed amendment by the planning commission.

Upon receipt of such report from the planning commission, or upon the expiration of such ninety (90) days aforesaid, the city council shall set the matter for public hearing after notice thereof and of the proposed amendment, given as provided by law. After the conclusion of such hearing, the city council may adopt the amendment or any part thereof set forth in the petition in such form as the city council may deem to be advisable.

The failure of any person or entity to receive notice given pursuant to this chapter shall not constitute grounds for any court to invalidate the actions of the planning commission or city council.

The decision of the city council shall be rendered within sixty (60) days after the receipt of a report and recommendations from the planning commission or after the expiration of such ninety (90) days as aforesaid.

The purpose of this chapter is to implement the State Density Bonus Law, Cal. Gov’t. Code § 65915 et seq.

The provisions of this chapter are applicable in all residential zoning districts.

All proposed housing developments that qualify under Cal. Gov't. Code § 65915 for a density increase and other incentives, and any qualified land transfer under Cal. Gov't. Code § 65915 shall be eligible to apply for a density bonus (including incentives and/or concessions) consistent with the requirements, provisions and obligations set forth in Cal. Gov't. Code § 65915, as may be amended.

An application for a density bonus or other incentive under this chapter for a housing development shall be submitted in writing to the Community Development Department to be processed concurrently with all other entitlements of the proposed housing development. The application for a housing development shall contain information sufficient to fully evaluate the request under the requirements of this chapter and applicable State law.

The application shall be considered by the Planning Commission or City Council concurrently with the project for which the request is being made. If the project is not to be otherwise considered by the Planning Commission or the City Council, the request being made under this chapter shall be considered by the Community Development Director. The request shall be approved if the applicant complies with the provisions of Cal. Gov't. Code § 65915 et seq.

Consistent with the provisions of Cal. Gov't. Code § 65915 et seq., prior to a density bonus or other incentives being approved for a project, the City and the applicant shall agree to an appropriate method of assuring the continued availability of the density bonus units.

The table below provides the density bonus calculations pursuant to State Density Bonus Law:

Whenever property is proposed for annexation to the city, the fees and charges shall be paid prior to approval of the annexation. The amount of such fees shall be fixed by the city council by resolution. These fees shall be in addition to other fees and charges which may be required elsewhere.

Whenever a parcel of land is proposed for annexation to the city, the map of such land, which accompanies the proposal, shall include proposed precise zoning of all such land. The city council, in taking its final action, shall approve or change such proposed zoning so that all property accepted finally for annexation shall be precisely zoned at the time of final action.

This chapter provides a procedure to request reasonable accommodation for persons with disabilities seeking equal access to housing under the Federal Fair Housing Act and the California Fair Employment and Housing Act (together, the acts) in the application of zoning laws and other land use regulations, policies, and procedures.

The written decision on the request for reasonable accommodation shall explain in detail the basis of the decision, including the reviewing authority's findings on the criteria set forth in section 12.54.060. All written decisions shall give notice of the applicant's right to appeal and to request reasonable accommodation in the appeals process as set forth below. The notice of decision shall be sent to the applicant by certified mail.

The written decision to grant, grant with modifications, or deny a request for reasonable accommodation shall be consistent with fair housing laws and based on the following factors: