Types of Land Use Permits

The following permits are "discretionary" projects (projects subject to review and approval by either the Director of Community Development, the Planning Commission and/or the City Council. Permitted uses, uses for which a Conditional Use is required and Development Standards are found in the Zoning Ordinance. The Subdivision Ordinance provides requirements for land subdivision and adjustments to lot lines. Other areas of the City's Municipal Code also contain regulations related to project development.

Conditional Use Permit: Not a principally permitted use but a proposed use, that may or may not involve construction, wherein the use must be found in conformance with the General Plan and meet minimum development standards. Conditions may be applied to the project that guarantee that the proposed use will remain conforming throughout the lifetime of the project.

Variance: A relaxation, or interpretation, of development standards such that the variance does not grant any special privilege to the applicant that would not be granted to others in a similar zoning district. Special findings are required for a variance to be approved.

Minor Subdivision to create a Tentative Parcel Map: The division of land involving a property to create four, or fewer, legal lots of record. A Final Parcel Map shall be required before any development may occur. Minor Subdivision typically include the dedication of rights-of-way, easements, and the construction of offsite and onsite improvements that are reasonably related to the creation of the subdivision. The Planning Commission shall hear and approve all minor subdivisions. Environmental Assessment may be required.

Lot Line Adjustment: The moving of one, or more, legal lot lines to create one, or more, different lot configuration(s) that will meet development standards. A Lot Line Adjustment that involves four or more lot lines shall be processed as a Minor Subdivision.

Subdivision: The division of land involving a property to create five, or more, legal lots of record. Regulation and control of the design and improvement of a subdivision are vested with the City's Subdivision Ordinance and with the Subdivision Map Act of the State of California . The City Council shall hear and approve all subdivisions. A Final Subdivision Map is required for all projects prior to any construction. A subdivision will require an environmental assessment.

Temporary Use Permit: A temporary use, to be conducted on private property or on public property, may require a use permit. Generally, activities involving congregations of people for events or sale of merchandize will require a use permit. Activities may be regulated as to location, time of day, street closure, sale of food and beverages. Any event requesting use of city property and/or personnel will require liability insurance naming the city as insured on a form approved by the city attorney.

Site Plan Approval: Requirements for site design, architectural review, landscaping and lighting will typically involve staff level review, however, in certain cases the Planning Commission may convene as the "Design Review" authority. Review and approval may be included with other types of applications such as a conditional use permit or planned development permit.

Signage and Sign Program: Sign regulations are included in the City's codes. Individual signs require review and approval prior to erecting any sign with few exceptions. Sign Programs are encouraged for commercial development such as shopping centers. The Community Development Department can provide guidelines for sign programs and address specific signage regulations.

Pre/Rezoning: All land within the City's jurisdiction is designated for a specific use under the General Plan and the Land Use Zoning maps. To change from one category of use to another requires review and approval by both the Planning Commission and the City Council. A change in zoning designation is called a "rezoning" and for land that is not yet within the City boundary, a "prezoning" of the land use is required.

General Plan Amendment: The City's current General Plan is being revised. The General Plan is the "master blue print" for the City that establishes policies and objectives with regard to all land use, circulation, preservation, pubic services, growth potential and other significant areas of concern to the City. All land within the City has a "land use designation" that corresponds with the land use categories of the Zoning Ordinance. The City or any party with ownership interest may request an "amendment" to the General Plan. An amendment may be to the Land Use Designation or to the text of the General Plan. Amendments may not occur more than four times in any given year.