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ATTY/ORD.0006/CC ORD ADOPT AMENDMENTS TO THE ZONING CODE – EXHIBIT A <br />REV: 07-08-26 MI <br />Page 68 of 103 <br />Article 41 - COMMON PROCEDURES[1] <br />[41.1 – 41.2 are unchanged] <br />41.3 Review of Application. <br />A. Completeness. Within thirty (30) days of application submittal and fee payment, the Director shall <br />determine whether an application is complete. If an application is incomplete, the Director shall <br />provide written notification to the applicant listing the information or fees necessary to complete <br />the application. <br />B. Expiration of Pending Incomplete Application. If an applicant fails to submit the required materials <br />within ninety (90) days of the Director's written notification of an incomplete application, the <br />application shall expire and be deemed withdrawn. Restarting project review shall require the <br />submittal of a new application with required fees. The Director may grant in writing extensions of <br />the time limits described in this section for good cause. <br />C. Time to Decision. After an application is deemed complete, a decision shall be made on the permit <br />application in accordance with Government Code Section 65950 or other applicable law. <br />D. Right to Appeal Development Project Application Completeness Determination. An applicant may <br />appeal a completeness determination made by the Community Development Director. Appeals must <br />be made in writing to the Planning Commission within 10 calendar days. The Planning Commission <br />shall provide a final written determination on the appeal within 60 calendar days after receipt of the <br />applicant’s written appeal. Applicants may request a delay of or waive the 60-day final written <br />determination period through a mutual extension with the City. Appeals will be processed in <br />accordance with Section 41.7 (Appeals) and the Permit Streamlining Act (California Government <br />Code Section 65943). <br /> <br />41.4 Review Authorities for All Permits. <br />Review authorities for permit applications are described in individual permit articles. The following <br />provisions further specify review authority in particular circumstances. <br />A. Concurrent Review. When a project requires approval of multiple permits, all of the permits shall be <br />reviewed concurrently by the highest applicable review authority. The following is the review <br />hierarchy listed from the lowest to the highest authority: <br />1. Zoning Administrator—no public hearing. <br />2. Zoning Administrator—public hearing. <br />3. Planning Commission. <br />4. City Council. <br />B. Planning Commission Review. In addition to reviewing applications as required in the Zoning <br />Ordinance and Municipal Code, Planning Commission review is also required in the following <br />circumstances: <br />1. Environmental Review. Planning Commission shall review all applications requiring a Negative <br />Declaration, Mitigated Negative Declaration or Environmental Impact Report (EIR). <br />8.B. - Page 90 of 212 <br />405