This chapter establishes administrative procedures for public hearings to ensure such hearings are conducted in a fair, consistent manner and in accord with the regulations prescribed by State law.

(Ord. 239 §11(part), 1993).

A.

Public hearings shall be required for the following applications:

1.

Variances;

2.

Conditional use permits;

3.

Site plan review, including modifications;

4.

Zoning map changes;

5.

Zoning ordinance amendments;

6.

Revocation of variance, conditional use permit, site plan review, or nonconforming use;

7.

Appeals;

8.

View preservation; and

9.

Lot line adjustments.

B.

Table 17.34.020 indicates the hearing bodies responsible for conducting the required public hearings and whether noticing is required.

TABLE 17.34.020
RESPONSIBLE HEARING BODIES

Abbreviations: PC = Planning Commission;
CC = City Council
X = Responsible Body
A = Appeal Body or Review Body

(Ord. 295 §7 (Exh. B (part)), 2004; Ord. 258 §2, 1996; Ord. 239 §11(part), 1993).

The following noticing requirements shall apply to all applications requiring public notice.

A.

Form of Notice for All Applications Except Revocation of Variances and Nonconforming Uses. Notice of the time and place of public hearing shall be made as follows, where not contrary to the provisions of Chapters 3 and 4, Title 7 of the California Government Code, and where no other provision is made in this title for notice:

1.

Such notice shall be published in at least one newspaper of general circulation in the City, or if there are none, in a newspaper of general circulation in Los Angeles County. The notice shall appear in the newspaper not less than ten calendar days prior to the date of the public hearing. However, if a Negative Declaration is to be adopted pursuant to Section 21080(c) of the State of California Public Resources Code, then notice of the hearing shall be provided as required by the Public Resources Code.

2.

A written notice of the hearing shall be mailed to the owner of the affected property and also to the owners of property located within one thousand feet of the exterior boundaries of the affected property not less than ten calendar days prior to the hearing date. The latest available assessment roll of the Assessor of Los Angeles County, or other list approved by the legislative body, shall be used in determining the names and addresses of the property owners.

B.

Form of Notice for Revocation of Variances or Nonconforming Uses. Notice of the time and place of public hearing shall be made as follows, where not contrary to the provisions of Chapters 3 and 4, Title 7 of the California Government Code, and where no other provision is made in this title for notice:

1.

A written notice shall be mailed via first-class mail to the owner or owners and to the occupant or occupants of the property involved. The notice shall set forth the grounds for the proposed revocation.

2.

The notice shall be mailed not less than ten calendar days prior to the hearing.

3.

In addition, the Planning Commission may order notice of such hearing to be given to other interested persons as the Commission deems necessary and proper in its discretion.

(Ord. 239 §11(part), 1993).

C.

Required Wording on Notices.

1.

Public notices of hearings on zone changes, amendments, variances, conditional use permits or revocations shall contain the words "notice of proposed change of zone," "notice of proposed zoning ordinance amendment," "notice of proposed variance," "notice of proposed conditional use permit" or "notice of proposed revocation," as is the applicable case. The notice shall describe the property under consideration, the nature of the proposed application, the time and place of the public hearing or hearings on the application, and any other information the legislative body deems appropriate.

2.

All such notices shall also contain language in substantially the following form: "Subsequent to final City action on this item, should you challenge the City's action in court, you may be limited to raising only those issues you or someone else raised at the public hearing, or to issues addressed in written correspondence delivered to the City either at or prior to the public hearing described in this notice."

D.

Evidence of Notice. Evidence of all notice associated with an application shall be maintained in the file of the affected application or with the City Clerk.

(Ord. 239 §11(part), 1993).

(Ord. No. 327, § 6 (Exh. A, Pt. 14), 6-11-2012)

A.

For applications or proposals requiring public hearing before the Planning Commission, the Secretary of the Planning Commission shall set the date and time of the hearing. For applications or proposals requiring public hearing before the City Council, the Clerk of the City Council shall set the date and time of the hearing.

B.

The date of the hearing shall occur within the time required by Government Code Section 65920 et seq. or other applicable law.

(Ord. 239 §11(part), 1993).

(Ord. No. 327, § 6 (Exh. A, Pt. 15), 6-11-2012)

The City Council and the Planning Commission may establish rules governing the conduct of public hearings conducted by that body.

(Ord. 239 §11(part), 1993).

(Ord. No. 327, § 6(Exh. A, Pt. 16), 6-11-2012)

The Planning Commission shall be responsible for investigating, or directing the investigation, of the facts bearing upon an application or similar matter set for hearing. The investigation shall also include an analysis of precedent cases and other relevant information necessary to assure that action on each case is consistent with the purpose of this title and with previous decisions.

(Ord. 239 §11(part), 1993).

A.

Zone Changes and Amendments. Zone changes and amendments require at least one hearing before the Planning Commission and one hearing before the City Council.

B.

Conditional Use Permits, Variances, Site Plan Review, Revocations and Extensions of Conditional Use Permits. Conditional use permits, variances, site plan review, revocations and extensions of conditional use permits shall require at least one hearing before the planning commission.

(Ord. 239 §11(part), 1993).

If, for any reason, testimony in any case set for public hearing cannot be completed on the day set for such hearing, the person presiding at such public hearing may, before recess or adjournment thereof, publicly announce the time and place to which the hearing will be continued. No further public notice shall be required.

(Ord. 239 §11(part), 1993).

Following the rendering of a decision on an application, a copy of the decision and the findings associated with that decision shall be mailed to the applicant at the address shown on the application. In the case of a variance or conditional use permit, a copy of the decision and findings shall also be mailed to all persons of record who appear in opposition to the decision, as well as to the City Clerk, City Manager and each member of the City Council.

(Ord. 239 §11(part), 1993).