The purpose of this article is to outline procedures together with various land use permit options, in addition to providing for amendments to the general plan, the zoning map, and this code.

Figure 1 (Threshold of Review) identifies the full range of land use permit options and applicable final review authority.

FIGURE 1 - THRESHOLD OF REVIEW

¹  Any entitlement application shall be referred to the appropriate property owner association for review and comment prior to final determination by the review authority as determined applicable by the director.

²  The director may refer any entitlement application to the commission for final determination.

³  Following approval by the council, the final map shall be recorded by the subdivider and a copy of the final map submitted to the city engineer.

⁴  Regarding these items, the commission makes recommendations to the council; the council makes the final determination.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

An applicant for a development project that requires the filing of more than one land use permit application shall file all related permits concurrently, unless waived by the director, and pay appropriate fees, as outlined in chapter 9.55 (Applications and Fees). Processing and environmental review shall be concurrent, and the final decision on the project shall be made by the highest level of review authority, pursuant to Figure 1 (Threshold of Review). For example, the decision regarding a project requiring a planned development permit and tentative tract map shall be made by the commission, while the decision regarding a project requiring a general plan amendment and zoning map amendment shall ultimately be made by the council.

(Ord. No. 98-193, §§ 1—4, 10-19-98)

A prospective applicant or city representative may request a preapplication conference with the department prior to formal submittal of a single land use permit application. Development projects involving multiple permit applications shall require a preapplication conference. This conference should take place prior to any substantial investment (i.e., land acquisition, site, engineering and construction plans) in the preparation of the proposed development project application. During the conference, the department representative(s) shall inform the applicant of applicable policies, plans, and requirements as they apply to the proposed development project, review the appropriate procedures outlined in this code, and examine possible alternatives or modifications relating to the proposed project. Preliminary environmental issues shall be identified, and any further technical studies relating to future environmental review should be addressed. A fee shall be imposed for the preapplication conference, pursuant to the city's schedule of fees.

(Ord. No. 98-193, §§ 1—4, 10-19-98)