§ 17.44

A.

The purpose of this Chapter is to outline procedures for filing applications, and for processing the various land use permits, subdivision maps, variances and other regulatory review and approval responsibilities of the Community Development Department, the Planning Commission, and of the City Council. This Chapter also provides for the review and processing of development agreements, and amendment to the General Plan and to this Zoning Ordinance.

B.

The system of regulatory review and permit approval provides a range of sequenced steps and procedures which are correlated to the type(s) of use proposed, the intensity of the use, the appropriateness of the use (and the impact of such use on neighbors, on natural resources, and on city services), for the municipality as a whole, and for the zoning district in particular.

C.

The Review Authority Table below identifies the full range of land use permit options and applicable final review authority. Appeals of the Director's determinations are to the Planning Commission, and appeals of Planning Commission determinations are to the City Council.

Table 17.44.010

Review Authority

Note: When an item indicates more than one permitting entity, the determination as to which authority (entity) is used, is based upon the intensity of the proposed use.

• Planning Commission recommends to the City Council for final determination.

(Zoning Ord. dated 1/31/06, § 9111.01)

(Ord. No. 1414, § 3(exh. A), 1-26-10; Ord. No. 1420, § 3.1a), 4-13-2010; Ord. No. 1530, § 4M, 9-25-18)

Projects requiring multiple applications may file all applications concurrently and pay appropriate fees, as outlined below in Applications and Fees. Processing and environmental review will be concurrent, and final decision on the project shall be made by the highest level of review authority, pursuant to the Review Authority Table. For example, a project requiring Design Review and a Tentative Tract Map shall be reviewed by the Planning Commission, which will make its recommendation to the City Council. The City Council, in this case, would have final authority on both the Design Review and the Tentative Tract Map.

(Zoning Ord. dated 1/31/06, § 9111.02.)

A.

Applicants or their designated representatives may request a pre-application conference prior to formal submission of a single land use permit application.

B.

During the conference, Department representatives will give the applicant an overview of departmental policies, plans, and requirements which relate to the proposed development project; shall review the appropriate procedures outlined in this Zoning Ordinance; and shall identify possible alternatives or modifications related to the proposed project which may be desirable with respect to achieving the goals of the City's General Plan and Vision Statement.

C.

The applicant should inform staff of any future plans, additions, phases, variances, as well as intended or potential changes to any aspect of the project, which relate to the existing or initial application. This will provide staff with a more complete overview of the developer's plans, and with a better idea of the full impact of these plans. Full disclosure at the beginning of the process should eliminate redundancy of effort, as well as confusion, and should help to clarify and streamline the application process.

D.

Staff should inform the developer or applicant of any other municipal departments, boards or committees which may need (or wish) to review such plans; and if known, should inform the applicant of any other levels of government which the applicant may need to contact (such as Riverside County Health Department).

(Zoning Ord. dated 1/31/06, § 9111.03.)

Chapter 17.48 - APPLICATIONS AND FEES