Hearing Required. All permits and variances that are decided by the Planning Commission, and by the City Council on an appeal of a Planning Commission decision, and for zoning amendments and other entitlements, shall be first provided a public hearing before the decision making body. Notice of any hearing required by this chapter shall be conducted in compliance with Government Code Sections 65090 through 65095, and by any other means of notification the Planning Commission or City Council may require.

Continuance. A hearing may be continued without further notice, provided the hearing body announces the date, time and location to which the hearing is continued prior to the adjournment or recess of the hearing. A hearing may be continued and need not announce the date to which the hearing will be continued, provided that notice of the continued or new hearing is provided in accordance with subsection A.

Determination. Following the close of the public hearing, the hearing body may make its decision, may defer its decision to another meeting or announce a tentative decision and defer its final decision until appropriate findings and/or conditions of approval have been prepared.

Whenever multiple entitlement applications are required by this title for a single project, the applicant may choose to have the applications processed concurrently. When this method is utilized, the decision on all project applications shall be made by the highest level of review authority required for any of the applications.

When concurrent multiple applications are filed that include a general plan amendment, specific plan or specific plan amendment, or rezoning, the time limits for processing project applications pursuant to State Government Code Section 65950 et seq., shall not commence until the general plan amendment, specific plan, specific plan amendment or rezoning become effective.

Community Development Director Decisions.

Planning Commission Decisions.

Minor Modifications. The Community Development Director may approve minor modifications to a previously approved project if the resulting project is considered substantially the same as originally approved and the basis for the findings for the environmental document prepared for the project and the findings for the approval of the project are not affected.

All Other Modifications. Must be approved by the Planning Commission. The procedure for such an amendment shall comply with Sections 17.37.030 through 17.37.050.

Expiration. Every permit and variance provided for in this chapter, unless otherwise conditioned as part of the permit or variance, expires and is null and void without further action by the City if the use, building or structure for which the permit was issued has not substantially commenced operation, or in the case of new construction, the construction has not been substantially commenced, within two years of the date of approval or, in the case of appeals, the date the approval was affirmed or a denial was reversed. In the case the permit or variance is accompanied by a rezoning, the approval date is not until the effective date of the rezoning. For purposes of this section, "construction that has substantially commenced" means the installation of a building foundation(s).

Phasing. In the case of phased projects decided upon by the Planning Commission or City Council, construction of the first phase must have substantially commenced within two years. Additional phases shall be commenced within two years of the initial phase of construction or as otherwise provided in the initial application process or as an amendment to the application.

Project Completion. In the case of a project that commenced construction prior to its expiration date, or its extended expiration date if an extension was granted, or the phase expiration date if it is a phased project, construction must be competed within two years of the expiration date or the permit becomes null and void without any further action by the City.

Discontinuance of a Use. When a use for which a permit was granted has been abandoned and the use discontinued for a period of one year, the permit shall expire and become null and void without further action by the City.

Initiation of Proceedings. The Community Development Director may initiate the process for zoning clearance revocation or modification. All other permit and variance revocation or modification proceedings may be initiated by the Planning Commission on its own motion or may be directed to the Planning Commission by the City Council.

Notice and Hearing. Permits and variances (except zoning clearances) proposed to be revoked or modified shall first be provided a public hearing by the Planning Commission, as provided in Section 17.37.050.

Revocation. A permit or variance may be revoked or modified by the Planning Commission if one or more of the following findings are made:

Appeal. The decision of the Planning Commission may be appealed to the City Council, pursuant to Section 17.37.070.B.