Permitting Process

Planning Applications(PDF, 707KB) are available in the Planning Department. Each packet includes the Land Use Entitlement Application, the Owner’s Affidavit to verify owner’s consent to filing the application, and a checklist of the materials that must be submitted for a complete application.

Planning applications can be submitted in person at the public counter at City Hall or by United States mail.

Fees & Review

At the time of application submittal, the City requires payment of an initial fee deposit. When an application package is received, staff does a preliminary “completeness” review to determine if the application is complete, or essentially so, based on the City’s application checklist. Applications that don’t meet basic submittal requirements will not be accepted for processing.

Processing

Once accepted, an application package is assigned to a City planner for processing. You can call within three working days of submitting your application to determine who the processing planner will be. Within 30 days, the assigned planner will send a letter to you verifying the application is complete or describing any additional information required to process your request.

It is advisable to work closely with that planner to stay apprised of your project’s status and additional submittal requirements, if any.

Deposit

All Planning applications require the payment of a fee deposit at the time an application is submitted. The deposit covers the City’s estimated costs to process the permit application, including staff review, mailings and public notice, preparation of reports, public hearings, and other required actions.

Fee Schedule

The City strives to process applications in a timely manner; however the initial fee deposit is not always sufficient to fully cover the cost of processing, especially for large, complex or controversial projects. The processing planner will notify you if an additional deposit is required to allow staff to continue processing the application. Any deposit or portion thereof which is not used will be refunded to the applicant within 45 days of final City action.

Environmental Reviews

Under State law, some types of new development require environmental review. The California Environmental Quality Act (CEQA) requires that certain development actions be reviewed for potential adverse effects on the environment. However many projects that require Planning permits - such as, but not limited to small residential and commercial projects, small additions and remodels, and property maintenance and repairs - are exempt from environmental review.

Application & Plan Review

Check with City planning staff to make sure. If your project requires environmental review, you will be notified by staff. Staff will review your application and plans to determine:

• That the project could have a significant effect on the environment and an Environmental Impact Report (EIR) must be prepared
• That the project could have a significant impact on the environment but that certain mitigation measures have been incorporated into the project to preclude the impacts
• That the project will not have a significant impact on the environment

Processing Time

Environmental review typically occurs concurrently with the processing of your planning application. If an EIR is necessary, action on the application will take considerably longer to allow preparation of the EIR.

Public Notice & Review

Most planning decisions involve some level of public notice and review. For certain residential projects and cell tower applications, such as Site Development Permit applications for large accessory structures, the City has established a 20 day public comment period before the City takes final action. Public comments are then reviewed as part of the planning process.

Public Hearings

Projects that normally require only Planning Director approval will be scheduled for a public hearing if requested by a citizen and a hearing may be scheduled upon receiving significant public comments or concerns. Otherwise, the Planning Director may take action on such planning applications without a public hearing. For most new development projects, staff schedules a public hearing before the Planning Commission, and in some cases the City Council.

Hearing Notices

The project’s hearing will occur during a regularly scheduled meeting of the Commission or Council. No later than 10 days before a scheduled hearing, a notice announcing the hearing is published in a local newspaper. Notices are also mailed to property owners within 1,000 feet of the project’s site boundaries.

Project Presentation & Discussion

At the noticed public hearing, your project will be presented and discussed. It is strongly recommended that you or your representative (architect, engineer, contractor, etc.) be present at the hearing to explain the proposed project and answer any questions. Any other concerned persons (such as neighbors of the proposed project) will also be permitted to address the hearing body with questions, comments, or concerns.

Appeals to the Planning Commission

Decisions of the Planning Director may be appealed to the Planning Commission. Decisions of the Planning Commission may be appealed to the City Council. Council decisions are final.

Appeal Fee

There is a flat fee of $964 for filing an appeal which must be submitted, along with an appeal form and letter describing the reasons for the appeal, to the Planning Department within 10 calendar days following the Director’s or Commission’s action.

Sometimes there will be a need to obtain other permits or approvals before you can start a new business or new development. Typically, all construction involves a Building Permit to be issued. It is highly recommended that you contact the Building and Safety Division early in the permit process for Building Permit and impact fee requirements.

The Application Form for a Construction Permit(PDF, 4MB) is available at City Hall, as well as a checklist of what information your plans details must contain.