Permanent Uses. Division III (Zoning Districts) lists the allowed uses and permit requirements for various land uses in each of the city's base zoning districts and overlay zoning districts.

Temporary Uses. Temporary uses, such as construction yards, seasonal sales lots, and special events, must comply with the requirements of Chapter 18.90 (Temporary Uses).

No structure shall be erected, maintained, converted, reconstructed, or structurally altered, nor shall any land be used for any purpose if such structure or use is not allowed in the zoning district in which it is located.

No structure shall be erected, maintained, reconstructed, or structurally altered to exceed the height or envelope or setback limit for the zoning district in which the structure is located.

No lot area shall be reduced or diminished to such an extent that the yard(s) or other open space(s) will be smaller than required by this title.

The required yard and/or open space around a structure or on a vacant parcel shall not be used to meet the yard or open space requirements for any other existing or proposed structure.

Every structure shall be located on a lot as defined by this title.

Deposit Requirement. In addition to application fees, the city shall require a deposit to cover processing costs incurred by the city in connection with the review of development applications and related infrastructure requirements, for applications that propose projects greater than thirty thousand square feet in gross floor area or ten acres in gross parcel area.

Initial Deposit. The city manager, planning director or their designee shall determine the deposit to be required during the city's initial review of a development application pursuant to this chapter. The deposit shall be fifteen percent of the city's total estimated costs to process a project, which may include, but is not limited to, environmental analysis, preparation and review of a fiscal impact study, engineering for infrastructure requirements, legal agreements, and all other reports, studies or agreements necessary for the city to process the application. The city manager or planning director may reduce the deposit to seven and one-half percent of the total estimated processing costs of the project if the applicant provides a guaranty to be personally responsible for all processing costs incurred by the city during the city's review of the development application. If a deposit is required, the application shall not be deemed complete until the applicant provides the deposit, in cash or check, to the city.

Funding Agreement. The city shall require applicants to execute a funding agreement setting forth the applicant's financial responsibilities in connection with the city's review of the development application. The funding agreement shall be in a form acceptable to the city attorney.

Administration. The city will provide monthly invoices of the city's processing costs to be reimbursed by the applicant. Invoices shall reflect the actual costs incurred by the city in processing the application. The applicant must pay each monthly invoice within thirty days from the date the city provides the invoice to the applicant. If the applicant fails to pay any invoice within thirty days, the city may utilize the deposit to pay for all costs incurred by the city related to the project, and the city may cease all processing of the application. If the applicant does not pay any invoice within fifty days from the date the city mails or transmits the invoice to the applicant, the city may deem the entire application withdrawn.

City Control. Applicant shall not condition the deposit or funding agreement on the selection of any particular consultant, engineer or other service to be provided in the city's review of the development application. City shall retain exclusive control over all consultants, legal counsel and service providers to be funded pursuant to this section.

Additional Deposit. If the applicant cures any default of this section or the funding agreement prior to the city terminating the agreement or withdrawing the application, the city may require the applicant to increase the deposit by up to one hundred percent of the initial deposit amount. In addition, if applicant proposes changes to a development application, the city may request a revised cost estimate and, if the revised processing costs have significantly increased, the city may require an additional deposit.

Refund. The applicant may request a refund of the deposit balance at any time. The city shall return unused portions of the deposit within forty-five days of the refund request. If public hearings are scheduled, any unused portion of the deposit shall be returned within forty-five days after the city's review of the development application is complete or within forty-five days of the final public hearing.

Existing Entitlements. At the discretion of the city manager or planning director, a deposit may be required for modifications to existing entitlements if the proposed modification will directly or indirectly affect more than thirty thousand square feet in gross floor area or ten acres of gross parcel area under the existing entitlements. The determination of the affected gross floor area or gross parcel area shall rest solely with the city manager or his designee.

Waiver. The city council, by resolution, may waive or modify the deposit and funding requirement, as such requirements apply to a specific project or applicant.

All the submittal requirements have been satisfied and the application has been accepted as complete; or

Specific information is still necessary to complete the application. The letter may also identify preliminary information regarding the areas in which the submitted plans are not in compliance with city standards and requirements.

Notice of public hearing shall be published in at least one newspaper of general circulation in the city.

Except as otherwise provided herein, notice of the public hearing shall be mailed, postage prepaid, to the owners of property within a radius of three hundred feet of the exterior boundaries of the property involved in the application, using for this purpose the last known name and address of such owners as shown upon the current tax assessor's records. The radius may be increased as determined to be necessary and desirable by the planning director based on the nature of the proposed project. If the number of owners exceeds one thousand, the city may, in lieu of mailed notice, provide notice by placing notice of at least one-eighth page in one newspaper of general circulation within the city.

Notice of the public hearing shall be mailed, postage prepaid, to the owner of the subject real property or the owner's authorized agent and to each local agency expected to provide water, sewerage, streets, roads, schools, or other essential facilities or services to the proposed project.

Notice of the public hearing shall be posted on the project site along the project perimeter fronting on all improved public streets, unless determined not feasible by the planning director.

Notice of the public hearing shall be posted at City Hall.

Notice of the public hearing shall be mailed to any person who has filed a written request for notice.

In addition to the notice required by this section, the city may give notice of the hearing in any other manner it deems necessary or desirable.

A brief statement explaining the criteria and standards considered relevant to the decision.

A statement of the standards and facts relied upon in rendering the decision.

Findings as listed for each entitlement or justification for the decision based on the criteria, standards, and facts set forth.

An explanation of appeal rights and appeal deadlines.

Unless otherwise agreed to by the applicant, an appeal for consideration by the planning commission shall be scheduled for a public hearing by the planning department at its earliest regular meeting, consistent with agenda preparation procedures, schedules for planning commission meetings, and notice requirements, if applicable.

Unless otherwise agreed to by the applicant, an appeal for consideration by the city council shall be scheduled for a public hearing by the city clerk at its earliest regular meeting, consistent with agenda preparation procedures, schedules for city council meetings, and notice requirements, if applicable.

Process. The same approving authority that granted the original permit may extend the period within which the exercise of a permit must occur. Notice and/or public hearing shall be provided in the same manner as for the original permit. An application for extension shall be filed not less than thirty days prior to the expiration date of the permit, along with appropriate fees and application submittal materials.

Conditions. The permit, as extended, may be conditioned to comply with any development standards that may have been enacted since the permit was initially approved.

Permit Extension Findings. The extension may be granted only when the designated approving authority finds that the original permit findings can still be made and there are no changed circumstances or there has been diligent pursuit to exercise the permit that warrants such extension.

Expiration. If the time limits are reached with no extension requested, or a requested extension is denied or expires, the permit expires.

Circumstances under which the entitlement or permit was granted have been changed to a degree that one or more of the findings contained in the original entitlement or permit can no longer be met.

The entitlement or permit was issued, in whole or in part, on the basis of a misrepresentation or omission of a material statement in the application, or in the evidence presented during the public hearing, for the entitlement or permit.

One or more of the conditions of the entitlement or permit have not been substantially fulfilled or have been violated.

The use or structure for which the entitlement or permit was granted has ceased to exist or has lost its legal nonconforming use status.

The improvement authorized in compliance with the entitlement or permit is in violation of any code, law, ordinance, regulation, or statute.

The improvement or use allowed by the entitlement or permit has become detrimental to the public health, safety, or welfare or the manner of operation constitutes or is creating a public nuisance.

A description of the costs and bases under which fees are established, and the total amount of the reimbursement fee;

A description of the specific parcels of land which benefit from the entitlements, and to which the reimbursement fees are proposed to be assessed;

A statement indicating the amount of the total fee allocated against each parcel of property and the method of allocation, including any exemptions or credits; and

A description of the manner in which the fee will be collected (i.e., as a condition to issuing building permits for properties within the benefited plan area).

All structures that require a building permit.

All planning entitlement and permit approvals to ensure compliance with applicable conditions of approval.

Other city applications that may be subject to the provisions of this title, including, but not limited to, business license, encroachment, and grading and improvement plans.

Official code interpretations shall be issued in writing and shall state the facts upon which the planning director relied to make the determination.

Records of Interpretations and Referral. The planning department shall keep records of official determinations on file for future reference.

An official code interpretation is an administrative function of the planning director, and no public hearing or notice is required.

The applicant is permitted to appeal an official code interpretation to the planning commission.

A similar use determination can be initiated by staff or the public using an application provided by the planning director.

The planning director shall prepare a similar use determination.

The issuance of a similar use determination is an administrative function of the planning director, and no public hearing or notice is required.

The applicant is permitted to appeal a similar use determination to the planning commission.

The characteristics of and activities associated with the proposed use are equivalent to one or more of the listed uses and will not involve a higher level of activity, environmental impact, or population density than the uses listed in the zoning district.

The proposed use will be consistent with the purposes of the applicable zoning district.

The proposed use will be consistent with the general plan, any applicable specific plan, and the development code.

A brief statement explaining the criteria and standards considered relevant to the decision.

A statement of the standards and facts relied upon in rendering the decision.

An explanation of appeal rights and appeal deadlines.

The planning director is the approving authority for administrative use review. However, the planning director may also refer an administrative use review to the planning commission for review and approval as pursuant to Section 18.14.060(C) (Referral to the Planning Commission).

Public notice of the application submittal and pending determination shall be made in accordance with Section 18.14.050(C) (Notice of Planning Director Determination).

Planning director determination shall be based on standards and criteria set forth within this code and shall be accompanied by brief, written findings and a determination.

The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this zoning code, Municipal Code, general plan, and any applicable specific plans or city regulations/standards.

The site is physically suited for the type, density, and intensity of the proposed use, including access, utilities, and the absence of physical constraints, and can be conditioned to meet all related performance criteria and development standards.

Granting the permit would not be detrimental to the public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity in which the project is located.

Upon acceptance of a home occupation application, the planning director or a designated representative shall review the request for compliance with development standards related to the proposed activities and render a decision within a five-day review period. The decision shall clearly state, in writing, any conditions of approval or reasons for denial.

Immediately following the effective date of an approved home occupation, the applicant shall obtain a city business license.

The proposed home occupation is consistent with the general plan, any applicable specific plan or master plan, and all applicable provisions of this title.

The proposed home occupation is consistent with the standards and prohibited use regulations in Chapter 18.64 (Home Occupations).

The establishment, maintenance, or operation of the home occupation applied for will not, under the circumstances of the particular case (location, size, design, and operating characteristics), be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of such use or to the general welfare of the city.

The planning department and other departments as necessary shall review the request and render a decision within a ten-business-day review period. The decision shall clearly state, in writing, any conditions of approval or reasons for denial.

Temporary use permits will be reviewed for compliance with restrictions and standards related to those activities provided in Chapter 18.90 (Temporary Uses).

The establishment, maintenance, or operation of the use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the neighborhood of the proposed use.

The use, as described and conditionally approved, will not be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the city.

Approved measures for the removal of the use and site restoration have been required to ensure that no changes to the site would limit the range of possible future land uses otherwise allowed by this zoning code.

Measures to minimize impact on adjacent uses, such as buffers, hours of operation, lighting requirements, and/or parking measures.

Property maintenance requirements to ensure that each site occupied by a temporary use shall be cleaned of debris, litter, or any other evidence of the temporary use upon completion or removal of the use.

Appropriate performance guarantees/security may be required before initiation of the use to ensure proper cleanup after the use is finished.

Other conditions of approval deemed reasonable and necessary to ensure that the approval would be in compliance with the findings above.

The sign permit application shall include architectural elevations and plans of all proposed signs drawn to scale, with all dimensions noted, and include illustrations of copy, colors, materials, and samples of the proposed colors and materials. The plans submitted shall also show the location of each sign on buildings and the site.

After receipt of a sign application, the planning director or a designated representative shall render a decision to approve or deny the sign request within ten working days. Prior to denial of the application, the planning director or designated representative shall identify and request any modifications necessary in order to approve the application. Such a review shall ensure that any sign proposal is in conformance with this title and is consistent with its intent and purpose.

All new nonresidential projects with four or more tenants.

Significant modifications to existing signs or the addition of new signage within an existing nonresidential project with four or more tenants.

Major rehabilitation work on an existing nonresidential project with four or more tenants that involves exterior remodeling and/or the application proposes modification to existing signs on the site within a one-year period. For the purposes of this chapter, major rehabilitation means adding more than fifty percent to the gross floor area of the building/buildings, or exterior redesign of more than fifty percent of the length of any facade within the project.

All signs installed or replaced within the nonresidential project shall comply with the approved master sign plan.

The application shall include architectural elevations and plans of all proposed signs drawn to scale, with all dimensions noted, and include illustrations of copy, colors, materials, and samples of the proposed colors and materials. The plans submitted shall also show the location of each sign on buildings and the site. Finally, the application shall provide standards for the uniform style, construction, size, and placement of signs within the proposed project.

After receipt of a master sign plan application, the planning director or a designated representative shall render a decision to approve or deny the request within thirty working days. Prior to denial of the application, the planning director or designated representative shall identify and request any modifications necessary in order to approve the application. Such a review shall ensure that any sign proposal is in conformance with this title and is consistent with its intent and purpose.

The proposed master sign plan is consistent with the development standards for signs as provided in Chapter 18.82 (Signs).

The size, location, and design of the signs are visually complementary and compatible with the scale and architectural style of the primary structures on the site, any prominent natural features on the site, and structures and prominent natural features on adjacent properties on the same street.

The proposed signs are in substantial conformance with the design review criteria provided in Chapter 18.82 (Signs).

The temporary sign permit application shall include plans of all proposed temporary signs drawn to scale with all dimensions noted and show the location of each temporary sign on buildings and the site. The application shall also identify the proposed dates and duration of temporary signs.

After receipt of a temporary sign application, the planning director or a designated representative shall render a decision to approve or deny the temporary sign request within ten working days. Prior to denial of the application, the planning director or designated representative shall identify and request any modifications necessary in order to approve the application. Such a review shall ensure that any temporary sign proposal is in conformance with this title and is consistent with its intent and purpose.

Fence Height.

Setbacks, Lot Width, Projections, Maximum Lot Coverage and Other Dimensional Requirements.

Parking or Loading Areas.

An adjustment to maximum height is only permitted for unique architectural features that contribute to the design aesthetic of the building.

The planning director is the approving authority for a minor adjustment. However, the planning director may also refer a minor adjustment to the planning commission for review and approval as pursuant to Section 18.14.060(C) (Referral to the Planning Commission).

Public notice of the application submittal and pending determination shall be made in accordance with Section 18.14.050(C) (Notice of Planning Director Determination).

Planning director determination shall be based on standards and criteria set forth within this code and shall be accompanied by brief, written findings and a determination.

The proposed development is of sufficient size and is designed so as to provide a desirable environment within its own boundaries.

The proposed development is compatible with existing and proposed land uses in the surrounding area.

Any adjustments to or deviations from the density, requirements, or design standards result in the creation of project amenities that would not be available through strict adherence to code provisions (e.g., additional open space, protection of natural resources, improved pedestrian connectivity, public plazas).

Granting the minor adjustment will not adversely affect the interests of the public or the interests of residents and property owners in the vicinity of the premises in question.

The minor adjustment is consistent with the general plan or any applicable specific plan or development agreement.

The minor adjustment is the minimum required in that it allows the specified improvement or development to occur, but does not provide additional development rights.

Single-family homes, except when part of a development plan, master plan, or specific plan.

Aesthetically insignificant projects where the planning director determines that a new small structure, or a change or addition to an existing building or other site feature, has no potential for conflict with the city's design objectives due to its size, location, form, materials, or colors.

Minor or incidental projects where the planning director determines that the project, such as a sign, building addition or remodel, or a new small structure, is minor or incidental to a larger, previously approved project.

Demolitions where the planning director determines that the proposed demolition has no historical, architectural, or aesthetic significance.

The planning director is the approving authority for minor design review. However, the planning director may also refer a minor design review to the planning commission for review and approval as pursuant to Section 18.14.060(C) (Referral to the Planning Commission).

Public notice of the application submittal and pending determination shall be made in accordance with Section 18.14.050(C) (Notice of Planning Director Determination).

Planning director determination shall be based on standards and criteria set forth within this code and adopted community design guidelines and shall be accompanied by brief, written findings and a determination.

The proposed project is consistent with the general plan.

The proposed use is in accord with the objective of the zoning code and the purposes of the district in which the site is located.

The proposed project is in compliance with each of the applicable provisions of the zoning code and community design guidelines.

The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to properties or improvements in the vicinity.

Nonrenewal Process.

Contents. The notice shall contain the following materials:

Recordation. The notice of nonrenewal shall be recorded in the following manner:

Filing.

Contents. The petition for cancellation shall contain the following materials:

Tentative Cancellation of Contract.

Review Procedure. The council shall conduct a public hearing for a tentative cancellation of the contract.

Findings. The council may grant cancellation of the contract only if all the findings in this subsection can be made in a positive manner:

The cancellation is in the public interest. This finding can only be made if:

Notice of Decision. A notice of the decision on the tentative cancellation of the contract shall be published within thirty days of the council's decision, with a copy to the director of the department of conservation, in compliance with California Government Code Section 51284, and to the county assessor's office.

Recordation. The city clerk shall record the certificate of tentative cancellation with the county recorder in compliance with California Government Code Section 51283.4(a).

Cancellation Fee Waiver. If it finds that it is in the public interest, the city council may waive any payment or any portion of a payment by the landowner. It may extend the time for making the payment, or a portion of the payment, contingent upon the future use made of the land, and its economic return to the landowner for a period of time not to exceed the unexpired period of the contract, had it not been cancelled, if all of the following occur:

Recordation. The cancellation of a contract shall not be final until the community development director is satisfied that any required conditions have been fulfilled and the certificate of cancellation is recorded pursuant to California Government Code Section 51283.4(a).

If any part of this chapter is found to conflict with any part of state law governing Land Conservation Act of 1965 contracts, the applicable section of state law shall prevail.

The structure as proposed will not, under the circumstances of the particular case (location, size, design, and operating characteristics), be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the neighborhood or to the general welfare of the city.

The benefit to the public health, safety, or welfare exceeds the detriment inherent in the continuation or expansion of nonconformity.

The modified or expanded nonconforming structure would not be incompatible with reasonably foreseeable uses as allowed under the applicable zoning regulations.

The planning commission, in accordance with provisions of this division, may approve, conditionally approve, or deny an application for a conditional use permit and in granting approval may impose such requirements and conditions with respect to location, siting, construction, maintenance, operation, duration, and any other aspect of the use as may be deemed necessary for the protection of adjacent properties and uses and the public welfare. The granting of a conditional use permit shall not exempt the applicant from complying with the requirements of the city's building codes, other requirements of this code, or other city, county, state, or federal requirements which may be applicable.

The application shall be accompanied by plot plans, elevations, landscaping plans, and any additional maps, drawings, and/or materials as may be deemed necessary by the planning director, and in such detail as may be required in order to adequately review the application and evaluate its effect on surrounding properties.

Public hearing is required for a conditional use permit. Notice and hearing shall be provided in accordance with Section 18.14.050 (Public hearing and public notice).

Upon the approval of an application, the planning director, or his or her designee, shall have prepared an approval notification that will constitute the conditional use permit, one copy of which shall be forwarded to the applicant, one copy of which shall be retained in the files of the planning department, and one copy of which shall be forwarded to the building official. In addition, a copy shall be forwarded to any other department or agency the planning director considers affected by the issuance of the conditional use permit.

The requested conditional use permit is consistent with the city general plan and this title.

The establishment, maintenance, or operation of the proposed use or structure will conform to the requirements and the intent of this title; and such proposed use or structure will not, under the circumstances of the particular case or as conditioned, be injurious or detrimental to the health, safety, or general welfare of persons or property in the vicinity of the proposed use, or to the general welfare of the city.

Allow a land use not otherwise permitted in the zoning district.

Increase the maximum allowed residential density except as allowed by state law.

Waive or modify a procedural requirement.

The application shall be accompanied by plot plans, elevations, landscaping plans, data, and any additional maps, drawings, and/or materials as may be deemed necessary by the planning director, and in such detail as may be required in order to adequately review the application and evaluate that the conditions set forth in this chapter apply to the subject property. The applicant shall have the burden of providing the facts necessary to establish the existence of such conditions. An application for a variance shall be accompanied by a fee in a sum to be established by the city council by resolution.

Public hearing is required for a variance. Notice and hearing shall be provided in accordance with Section 18.14.050 (Public hearing and public notice).

The planning commission may approve, conditionally approve, or deny an application for a variance, and in granting approval may impose such requirements and conditions with respect to location, construction, maintenance, operation, duration, and any other aspect of the use as may be deemed necessary for the protection of adjacent properties and uses and the public welfare. The granting of a variance shall not exempt the applicant from complying with the requirements of the city's building codes, other requirements of this code, or other city, county, state, or federal requirements which may be applicable.

Upon the approval of an application, the planning director, or his or her designee, shall have prepared an approval notification that will constitute the variance, one copy of which shall be forwarded to the applicant, one copy of which shall be retained in the files of the planning department, and one copy of which shall be forwarded to the building official. In addition, a copy shall be forwarded to any other department or agency the planning director considers affected by the issuance of the variance.

There are exceptional or extraordinary circumstances or conditions applying to land, buildings, or uses referred to in the application, which circumstances or conditions do not apply generally to land, buildings, and/or uses in the same district.

The granting of such application will not, under the circumstances of the particular case or as conditioned, materially affect adversely or be injurious or detrimental to the health, safety, or general welfare of persons or property in the vicinity of the subject site, or to the general welfare of the city.

The strict application of this title deprives such property of privileges enjoyed by other properties in the vicinity and under identical zoning classifications.

The granting of such variance shall not constitute a special privilege.

To promote orderly and compatible development in the city, thereby preserving and enhancing the value of real property and improvements thereon.

To ensure that site development, the exterior appearance of buildings, landscaping, signage, and other structures are in substantial compliance with standards and guidelines which maximize aesthetic considerations and minimize adverse environmental impacts upon the surrounding area.

To protect the public health, welfare, and safety by encouraging the most appropriate uses of real property within the city.

The planning commission, in accordance with provisions of this title, may approve, conditionally approve, or deny an application for architectural and site plan review, and in granting approval may impose such requirements and conditions with respect to compliance with and conformity to adopted design review guidelines, site layout, location of open space, building design, building siting, compatibility with surrounding land and development, and other associated items as determined by the planning commission.

Public hearing is required for architectural and site plan review. Public hearing and notice shall be provided consistent with the provisions of Section 18.14.050 (Public hearing and public notice).

Upon the decision to approve, conditionally approve, or deny an application, the planning director, or his or her designee, shall have prepared a notification of decision, one copy of which shall be forwarded to the applicant, one copy of which shall be retained in the files of the planning department, and one copy of which shall be forwarded to the building official. In addition, a copy shall be forwarded to any other department or agency the planning director considers affected by the decision.

The architectural and general appearance of the structures and grounds shall have architectural unity and be in keeping with the character of the neighborhood as not to be detrimental to the orderly and harmonious development of the city, or to the desirability of investment or occupation in the neighborhood.

The site plan is consistent with this title, any applicable specific plan, any adopted development standards and design guidelines, and the general plan.

The building official shall report any application for a building permit to work on a designated historic site, landmark, improvement, or historic district to the planning director.

If no building permit would otherwise be required pursuant to this code, application for approval to pursue work on a designated historic site, landmark, or improvement, or within a historic district, shall be made to the planning director who will then present such applications to the commission.

All such applications shall be accompanied by the following:

The action proposed is consistent with the purposes of this chapter.

The action proposed will not detrimentally alter, destroy, or adversely affect any exterior architectural feature, or character of a historical site, building, landmark, structure, district, or improvement.

In the case of construction of a new improvement, building, or structure upon a historic site, the exterior of such improvements will not adversely affect and will be compatible with the external appearance of existing designated improvements, buildings, structures, and features on and around said site.

If applicable, the applicant has demonstrated that the action is necessary to correct an unsafe or dangerous condition on the property.

Encourage signs of unique design that exhibit a high degree of imagination, inventiveness, spirit, and thoughtfulness; and

Provide a process for the application of sign regulations in ways that will allow creatively designed signs that make a positive visual contribution to the overall image of the city, while mitigating the impacts of large or unusually designed signs.

The planning commission, or his or her designee, shall be the designated approving authority for creative sign permit.

Multiple Signs. One creative sign permit application may be submitted for multiple signs, provided all signs are on the same property and/or as part of the same tenant. In such instances, the application may be granted in whole or in part, with separate decisions as to each proposed sign. When an application is denied in whole or in part, a written notice shall specify the ground(s) for such denial.

The planning commission, in accordance with provisions of this division, may approve, conditionally approve, or deny an application for a creative sign permit and in granting approval may impose such requirements and conditions with respect to location, siting, construction, maintenance, operation, and any other aspect of the use as may be deemed necessary for the protection of the public welfare. The granting of a creative sign permit shall not exempt the applicant from complying with the requirements of the city's building codes, other requirements of this code, or other city, county, state, or federal requirements which may be applicable.

The application shall be accompanied by plot plans, elevations, landscaping plans, and any additional maps, drawings, and/or materials as may be deemed necessary by the planning director and in such detail as may be required in order to adequately review the application and evaluate its effect on surrounding properties.

Public hearing is required for a creative sign permit. Notice and hearing shall be provided in accordance with Section 18.14.050 (Public hearing and public notice).

Upon the approval of an application, the planning director, or his or her designee, shall have prepared an approval notification that will constitute the creative sign permit, one copy of which shall be forwarded to the applicant, one copy of which shall be retained in the files of the planning department, and one copy of which shall be forwarded to the building official. In addition, a copy shall be forwarded to any other department or agency the planning director considers affected by the issuance of the permit.

Increases in maximum allowed area for permanent signs on the subject site;

Allowances for types of lighting not otherwise permitted by this title;

Allowances for types of signs not specifically permitted by this title; and

Allowances for signs to exceed the maximum height requirement(s).

Design Quality. The sign shall:

Contextual Criteria. The sign shall contain at least one of the following elements:

Architectural Criteria. The sign shall:

The proposed creative sign permit is consistent with the objectives of the general plan;

The proposed signage is consistent with the purposes of the creative sign permit; and

The proposed deviations from the signage standards of this title are consistent with the considerations and basis for deviations listed in this title.

Projects with a land area five acres or greater, or projects with construction square footage of thirty thousand square feet or greater shall be subject to the planned development review process.

Planned developments shall be adopted by resolution of the city council.

The city council, in accordance with provisions of this title, may approve, conditionally approve, or deny an application for a planned development and in granting approval may impose such requirements and conditions with respect to compliance with and conformity to the general plan, zoning code, and community design guidelines, compatibility with surrounding land and development, and other associated items as determined by the city council.

Administrative Amendments. Amendments to an approved development or its conditions of approval may be approved by the planning director, or his or her designee, if he or she determines that the amendments are minor in character and are in substantial compliance with the previously approved plan.

Nonadministrative Amendments. If the planning director, or his or her designee, determines that a proposed amendment to an approved development or its conditions of approval would substantially affect the subject land area, or would constitute a substantial change to the approved planned development or its conditions of approval, then the amendment shall be processed and considered for approval in the same manner as the original application.

The bulk and height of buildings, land coverage, visual appearance from adjacent land, and design compatibility with on- and off-site structures and land uses;

The design of structures, to provide for harmonious composition of mass, scale, color, and textures, with special emphasis on the transition from one building type to another, termination of groups of structures, relationships to streets, exploitation of views, and integration of spaces and building forms with the topography of the site and the urban or suburban character of the area;

The provisions of an efficient, direct, and convenient system of pedestrian circulation, together with landscaping and appropriate treatment of any public areas; and

The integration of off-street parking and loading areas into the overall vehicular circulation system.

Limitations on height of buildings and structures;

Percentage limitations on coverage of land by buildings and structures;

Parking ratios and areas expressed in relation to use of various portions of the property and/or building floor area;

The location, width, and improvement of vehicular and pedestrian access to various portions of the property, including that within abutting streets;

Planting and maintenance of trees, shrubs, plants, and turf in accordance with a landscaping plan;

Construction of fences, walls, and lighting;

Limitations upon the size, design, number, lighting, and location of signs and advertising structures;

Arrangement and spacing of buildings and structures to provide appropriate open spaces around same;

Location and size of off-street loading areas;

Limitations on the use of buildings and structures by general classification, and by specific designation when there are unusual requirements for parking, or when use involves noise, dust, odor, fumes, smoke vibration, glare, or radiation incompatible with present or potential development of surrounding property;

Architectural design of buildings and structures;

Requiring instruments of credit, bonds, or any other form of security which is acceptable to ensure development as approved; and

The naming of roads and streets in accordance with city policy.

Protect a unique environmental, historical, architectural, or other significant site feature that cannot be adequately protected by adoption of another land use zone.

Allow the development of an exceptional project design that cannot be built under an existing zoning district or due to constraints of existing development standards.

Further the implementation of specific goals and policies of the city as provided in the general plan.

Provide flexibility for developments beyond conventional zoning regulations to address special or unique needs or characteristics.

Residential expansion area identified in the general plan.

Mixed-use hillside development as identified in the general plan.

Other areas as determined by the planning director, planning commission, and/or city council.

Land Use Plan. A land use diagram that clearly identifies the uses allowed in each neighborhood based on the land use designations described in Part I—Land Use Diagrams and Standards. The qualities desired in residential expansion areas shall include, but are not limited to, the following:

Services and Infrastructure Plans. Infrastructure plans for water supply, wastewater collection and treatment, storm water runoff, and circulation shall be required. In addition, the master plan shall describe the provision of necessary facilities, equipment, and staffing for police and fire protection, parks and recreation, and schools.

Infrastructure Financing Program. Infrastructure financing program which sets forth the method of revenue generation (e.g., special district, etc.) and the obligations of the project and the city toward the cost of infrastructure necessary to serve the project.

Phasing Plan. Phasing plan which describes the following:

A master plan may be initiated by motion of the planning commission or the city council, by application of property owner(s) of parcel(s) to be affected by the master plan, or by recommendation of the planning director for any reason beneficial to the city.

The designated approving authority for a master plan is the city council, which shall hold a public hearing on the planning commission recommendation prior to taking action. The planning commission shall hold a public hearing and then shall provide a recommendation, which recommendation shall include the reasons for the recommendation and the relationship of the proposal to the general plan. The city council approves or denies the master plan by resolution in accordance with the requirements of this title.

Public hearings and notice shall be consistent with the requirements of Section 18.14.050 (Public hearing and public notice).

The proposed master plan is consistent with the goals, policies, and objectives of the general plan.

The proposed master plan meets the requirements set forth in this title.

The designated approving authority for a specific plan is the city council, which shall hold a public hearing on the planning commission recommendation prior to taking action. The planning commission shall hold a public hearing and then shall provide a recommendation, which recommendation shall include the reasons for the recommendation and the relationship of the proposal to the general plan. The city council approves by ordinance or denies the specific plan in accordance with the requirements of this title.

Public hearing and notice shall be provided consistent with Section 18.14.050 (Public hearing and public notice).

An amendment to specific plan text and map may be initiated by the planning commission or the city council, or may be initiated by the original applicant for the specific plan district or a successor thereto, provided such applicant or successor has, at the time of application for an amendment, a continuing controlling interest in development or management of uses within the planned community zone.

Statement of relationship of the specific plan to the general plan.

Policies for development and standards for regulating development within the plan area.

The proposed land uses for all areas covered by the plan.

The types and configurations of buildings to be included in all developments within the plan area.

The location of and types of streets.

Public facilities and infrastructure required to serve developments within the specific plan area.

A parking and circulation plan for off-street parking areas showing the location of parking lots, the approximate number of spaces, and the approximate location of entrances and exits.

Proposed conservation, open space, and/or recreation areas, if any.

Any other programs, guidelines, or standards appropriate for the area covered by the specific plan.

The proposed specific plan is consistent with the goals, policies, and objectives of the general plan, development agreement, or other implementation instrument.

The proposed specific plan will not adversely affect surrounding properties.

A zoning code/map amendment may be initiated by the planning commission or the city council, by application of property owner(s) of parcel(s) to be affected by the zoning code/map amendment, or by recommendation of the planning director.

The designated approving authority for a zoning code/map amendment is the city council, which shall hold a public hearing on the planning commission recommendation prior to taking action. The planning commission shall hold a public hearing and then shall provide a recommendation, which shall include the reasons for the recommendation and the relationship of the proposal to the general plan and any specific plans. The city council approves by ordinance or denies the zoning code/map amendment in accordance with the requirements of this title.

Public hearing and notice shall be provided consistent with Section 18.14.050 (Public hearing and public notice).

The zoning code/map amendment is consistent with the general plan goals, policies, and implementation programs.

The zoning code/map amendment is desired by public necessity, convenience, and general welfare.

The zoning code/map amendment will result in an orderly planning use of land resources.

The property lines for the properties within three hundred feet of the exterior boundary lines of the subject property.

A clear indication of the names of all the streets and of the assessor's parcel numbers of each parcel shown on the map that is the subject of the agreement.

The names and mailing addresses as listed on the latest assessment roll of the owners of the property shown on the map.

The legal description or other description acceptable to the planning director.

The proposed use or uses, density, or intensity of use of the property, the maximum height and size of any proposed buildings, the proposed duration of the agreement, and any proposed reservations or dedications of land for public purposes.

A development agreement shall specify the duration of the agreement, the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, and provision for reservation or dedication of land for public purposes.

The development agreement may also include conditions, terms, restrictions, and requirements for subsequent discretionary actions as well as other discretionary actions taken by the city concurrent with, or applicable to, said project; provided, that such conditions, terms, restrictions, and requirements for subsequent discretionary actions and concurrent discretionary actions shall not prevent development of the land for the uses and to the density or intensity of development set forth in the agreement.

The agreement may provide that construction shall be commenced within a specified time and that the project or any phase thereof be completed within a specified time.

The agreement may also include terms and conditions relating to applicant financing of necessary public facilities and subsequent reimbursement over time.

The designated approving authority for a development agreement is the city council, which shall hold a public hearing prior to taking action.

The planning commission shall hold a public hearing and provide a recommendation.

Public hearing and corresponding notice shall be consistent with provisions of Section 18.14.050 (Public hearing and public notice).

The city council approves by ordinance or denies the development agreement in accordance with the requirements of this title.

Is consistent with the objectives, policies, general land uses, and programs specified in the general plan and any applicable specific plan.

Is compatible with the uses authorized in, and the regulations prescribed for, the land use district in which the real property is located.

Is in conformity with the public convenience and general welfare and good land use practices.

Will be detrimental to the health, safety, and general welfare.

Will adversely affect the orderly development of property or the preservation of property values.

Will provide sufficient benefit to the city to justify entering into this agreement.

Within ten days after the city enters into the development agreement, the city clerk shall have the agreement recorded with the county recorder.

If the parties to the agreement or their successors in interest amend or cancel the agreement as provided in California Government Code Section 65868, or if the city terminates or modifies the agreement as provided in California Government Code Section 65865.1 for the failure of the application to comply in good faith with the terms or conditions of the agreement, the city clerk shall likewise record notice of such action with the county recorder.

The planning department shall review the development agreement every twelve months after the date the agreement is entered into, until the project is fully implemented. After full project implementation, the city shall review the development agreement as often and in the manner as may be specified within the terms of each specific development agreement.

The planning department shall begin the review proceeding by giving notice to the property owner that the city intends to undertake a periodic review of the development agreement of the property owner. The department shall give the notice at least thirty days in advance at the time at which the matter will be considered by the planning commission and city council.

The planning commission and city council shall conduct a public hearing at which the property owner shall demonstrate good faith compliance with the terms of the agreement. The burden of proof on such issue shall be upon the property owner.

The designated approving authority for general plan amendments is the city council, which shall hold a public hearing prior to taking action.

The planning commission shall hold a public hearing and provide a recommendation.

Public hearing and corresponding notice shall be consistent with provisions of Section 18.14.050 (Public hearing and public notice).

The city council approves by resolution or denies the general plan amendment in accordance with the requirements of this title.