Laserfiche WebLink
or hearings required is typically tied to the type of permit being considered. In some cases, it is <br />also tied to the size of the project. Below are definitions of the various types of development <br />applications. <br />The table below details the “level of review” required for each of the application type. All <br />projects, regardless of application type, require Planning Commission review if certain California <br />Environmental Quality Act review is required (Mitigated Negative Declaration or Environmental <br />Impact Report.) <br /> <br />Zoning <br />Administrator <br />Planning <br />Commission City Council <br />Citywide Permits Types * <br />Architectural Permits X - - <br />Use Permits X - - <br />Variances X - - <br />Planned Community Permits X X - <br />Planned Development <br />Permits X X - <br />Rezonings - X X <br />General Plan Amendments - X X <br />Specific or Precise Plans - X X <br />Downtown Permit Types <br />Small Project ** X - - <br />Large Project - X - <br />Historic Project - X - <br />* If certain levels of California Environmental Quality Act (CEQA) review are required (Negative <br />Declaration or Environmental Impact Report), projects must be reviewed by the Planning Commission <br />even if Zoning Administrator is shown in the table above. The Zoning Administrator may only approve <br />projects that are categorically exempt from further CEQA review, or have been covered under a <br />previously approved CEQA document. <br />** A development can qualify as a small project in the Downtown area if it is proposed on a lot that is <br />30,000 sq. ft. or less in size and does not include a historic resource. <br />Suggested Changes <br />As noted in the chart above, there are several types of entitlements that only require Zoning <br />Administrator review. This process works well in most cases, allowing for an expedited review <br />process for home owners, small business owners and certain developments. The primary <br />concern expressed by the community relates to “larger” developments being decided at the <br />Zoning Administrator level rather than by the Planning Commission. This is because the level of <br />review is tied to the type of applications applied for, and the level of CEQA review required, <br />rather than the size of the development itself. <br />For certain types of development applications, the Zoning Administrator process requires a <br />public meeting and public notice. Other types of applications do not require a noticed Zoning <br />Administrator hearing. In all cases, a Zoning Administrator decision can be appealed to <br />9.C. - Page 2