Part 5 (Zoning Ordinance Administration) establishes the general administrative authority and procedures for decision making of this Zoning Ordinance. It includes general administrative provisions and notice and hearing requirements; procedures for obtaining a Zoning Permit; requirements for various discretionary approvals: Development Plans, Use Permits, Temporary Use Permits, Variances, Development Agreements and Zoning Ordinance Amendments; and provisions for appeals and enforcement.
(Ord. 978, 11/17/2025)
A. 
Zoning Administrator. The Zoning Administrator has the authority to approve: Zoning Permits; Minor Use Permits; Minor Variances; Minor Subdivisions (under the Subdivision Ordinance – Title 17); Temporary Use Permits, Section 6409(a) permits, and Sign Permits; Home Occupation Permits; and certain Architectural Review Permits. With the exception of Section 6409(a) permits, the Zoning Administrator may refer any of these applications directly to the Planning Commission. The Zoning Administrator makes recommendations regarding Zoning Ordinance amendments, development agreements, and any other discretionary approval to be considered by another approval body.
B. 
Architectural Review Commission. The Architectural Review Commission has the authority to approve Architectural Review Permits, except for certain limited permits which may be approved by the Zoning Administrator.
C. 
Planning Commission. The Planning Commission has the authority to approve applications for Development Plans, Use Permits, Major Subdivisions, and Variances (except for Minor Use Permits and Minor Variances which are considered by the Zoning Administrator) and to make recommendations to the City Council regarding Zoning Ordinance Amendments, Zoning Map Amendments, and Development Agreements. The Planning Commission also hears appeals from decisions of the Zoning Administrator. The City Council hears appeals from the Planning Commission and the Architectural Review Commission.
D. 
Additional Permits May Be Required. A land use or development project must comply with all applicable permit requirements or exemptions under this Zoning Ordinance, the Municipal Code, and any relevant permits from other agencies. All necessary permits shall be secured before initiating any work, establishing a new use, or as otherwise specified by law.
E. 
Appeals. All actions taken in this Section, except for those actions taken by City Council, are subject to Chapter 18.185 (Appeals and Calls for Review).
(Ord. 978, 11/17/2025)
A. 
Actions Subject to Zoning Administrator and/or Architectural Review Commission Review. For projects requiring a discretionary permit approval from the Planning Commission and/or City Council in conjunction with approval of an entitlement from the Zoning Administrator and/or Architectural Review Commission, the Planning Commission and/or City Council shall be the final decision-maker and any action of the Zoning Administrator and/or Architectural Review Commission shall be considered advisory to the Planning Commission and/or City Council.
B. 
Multiple Entitlement Applications. When multiple entitlement applications requiring consideration from the same authority are filed simultaneously, a combined public hearing to review them together may be scheduled.
(Ord. 978, 11/17/2025)
A. 
Initial Application. Within 30 calendar days after the City has received an application for a development project, the City shall determine in writing whether the application is complete and shall immediately transmit the determination to the applicant. If the application is determined not to be complete, the City's determination shall specify those parts of the application which are incomplete and shall indicate the manner in which they can be made complete, including a list and thorough description of the specific information needed.
If the determination is not made within 30 calendar days, and the application includes a statement that it is an application for a development permit (see Government Code Sections 65927 and 65943), the application shall be deemed complete.
B. 
Resubmittal. Except as may otherwise be required by law, upon any resubmittal of an application determined not to be complete, a new 30 calendar day period shall begin for determining whether the application is complete. The City shall determine in writing whether the resubmitted materials are complete and shall notify the applicant. If the written determination is not made within that 30 calendar day period, the application together with the submitted materials shall be deemed complete. Applications for wireless telecommunications facilities shall be subject to the resubmittal requirements established in applicable Federal and State law.
C. 
Time Period Extensions. Nothing in this Section precludes an applicant and the City from mutually agreeing to extend any time period provided by this Chapter.
(Ord. 978, 11/17/2025)
A. 
Purpose. The purpose of this Section is to comply with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the Permit Streamlining Act (Government Code Section 65920 et seq.) which mandates local agencies to establish criteria and procedures for the evaluation of projects and the preparation of environmental impact reports, and negative declarations, and the review timeframes thereof. The purpose of this review is to help the City decide if the proposed project is subject to environmental review and, if so, which issues may require analysis.
B. 
Applicability. Each application for a discretionary entitlement by the City is subject to the requirements of CEQA, the State CEQA Guidelines, and the provisions of this Section.
C. 
Review Authority. The highest decision-making review authority for the entitlement shall also have the authority to review and make the related CEQA finding.
D. 
Review Procedures. Procedures for environmental review associated with a proposed project or application shall comply with the following:
1. 
Initial Review.
a. 
Within 30 calendar days of the submittal of a discretionary permit application, the Zoning Administrator shall determine if the application is complete in compliance with Section 18.175.040 (Completeness of Application).
b. 
An application subject to environmental review shall not be considered complete until the applicant has submitted all studies and other documentation the Zoning Administrator has deemed necessary to make an environmental determination.
2. 
Exempt Projects.
a. 
If the responsible review authority has determined that a project is exempt from environmental review under CEQA, such determination shall be supported with necessary written findings and substantial evidence and included in any public notice required for the project. The notice shall include a citation to the applicable statute or CEQA Guideline section under which it is found to be exempt.
b. 
Within 60 calendar days after adoption of the project is determined exempt from CEQA, the applicable review authority shall approve, approve with modifications, or deny the project. This period may be extended for up to 90 calendar days with a written agreement between the City and applicant. The CEQA determination and the review authority's formal action on the land use or entitlement may be heard at the same public hearing. See Government Code Section 65950(a)(5).
c. 
Following approval of a project that is exempt from CEQA review, the Zoning Administrator or the applicant may file a Notice of Exemption with the County Clerk's Office. The applicant for a project shall be responsible for any fees required to file such notice.
3. 
Non-Exempt Projects. If the proposed project is not exempt from environmental review, the applicant shall submit necessary information as determined by the Zoning Administrator. Upon submittal, the Zoning Administrator shall prepare or cause the preparation of an Initial Study at the applicant's expense in compliance with Subsection E of this section (Preparation of an Initial Study).
E. 
Preparation of an Initial Study. An Initial Study required by this Section shall comply with the following:
1. 
Within 30 calendar days after an application is deemed complete, the Zoning Administrator shall determine whether to require preparation of an Environmental Impact Report (EIR), Negative Declaration, or Mitigated Negative Declaration or whether the project is within the scope of a Master EIR, or other appropriate document authorized by CEQA. The 30-calendar day time limit for completing the environmental study determination may be extended by 15 calendar days with a written agreement between the City and applicant.
2. 
Following completion of the Initial Study, the Zoning Administrator shall notify the applicant in writing of changes to the project deemed necessary to reduce or avoid any significant effects or revise the project to reduce its impacts to less than significant identified in the Initial Study.
3. 
Within 30 calendar days following the date of the notification described above, the applicant shall provide written notification to the Zoning Administrator indicating that the proposed modifications are acceptable or shall propose alternative measures that will achieve the same result. If the applicant does not agree to revise the project, an EIR shall be prepared. Alternatively, if the applicant does not respond to letter, the application shall be terminated by the City.
4. 
Based on the Initial Study, the Zoning Administrator shall make one of the following findings and prepare the appropriate environmental documentation as established:
a. 
The project will have "no significant impacts" on the environment, and a Negative Declaration will be prepared in compliance with CEQA and Subsection F of this Section (Preparation of Negative Declarations);
b. 
The project has been modified to mitigate potential environmental impacts to a level of insignificance and a Mitigated Negative Declaration will be prepared in compliance with CEQA and Subsection F of this Section (Preparation of Negative Declarations);
c. 
The project is within the scope of a Master EIR or other appropriate document authorized by CEQA, no additional significant environmental effect will result, and no additional mitigation measures or alternatives may be required; or
d. 
The proposed project will have, or may have, significant impact(s) and an EIR will be prepared in compliance with CEQA and Subsection G of this Section (Preparation of EIRs).
F. 
Preparation of Negative Declarations. A Negative Declaration or Mitigated Negative Declaration required by this Section shall comply with the following:
1. 
Negative Declarations and Mitigated Negative Declarations shall be adopted 180 calendar days after the Zoning Administrator deems the application complete. Additional time to complete the Negative Declaration or Mitigated Negative Declaration may be allowed by ordinance or resolution if justified by compelling circumstances and the applicant consents thereto. The Negative Declaration or Mitigated Negative Declaration shall be adopted, modified, or not adopted before formal action is taken on the proposed land use or development project.
2. 
Within 60 calendar days after adoption of the Negative Declaration or Mitigated Negative Declaration (or a determination that the project is exempt from CEQA), the applicable review authority shall approve, conditionally approve, or deny the project. This period may be extended for up to 90 calendar days with a written agreement between the City and applicant.
3. 
In compliance with CEQA Guidelines Section 15109, any unreasonable delay by the applicant in meeting requests necessary for the preparation of the Negative Declaration or Mitigated Negative Declaration may serve to delay the approval period, or even result in project disapproval.
G. 
Preparation of EIRs. An EIR required by this Section shall comply with the following:
1. 
An EIR for a private (i.e., non-government) project shall be certified within 12 months from the date the application is deemed complete. An additional 90 calendar days to certify the EIR may be allowed by ordinance or resolution if justified by compelling circumstances and the applicant consents.
2. 
Development projects must be approved, denied or conditionally approved within 180 calendar days from the date of EIR certification. This period may be extended once for up to 90 calendar days.
3. 
If, however, the decision to certify the EIR is not made within the 12 months after the application is deemed complete but is extended in compliance with Public Resources Code Section 21151.5, the applicable review authority shall decide whether to approve or deny the project within 90 calendar days after EIR certification. This period may be extended once for up to 90 calendar days.
(Ord. 978, 11/17/2025)
Each person applying for a permit, or filing an appeal, under this Chapter shall pay the required fees and deposits as established by the Master Fee Schedule.
(Ord. 978, 11/17/2025)
Each applicant shall indemnify, hold harmless and pay for the defense of the City, (including its agents, officers and employees) as a result of any claim, action, or proceeding to challenge a decision of the Zoning Administrator, Architectural Review Commission, Planning Commission, City Council, or any officer, department, commission, or committee of the City, concerning an entitlement, permit or approval granted under this Title.
(Ord. 978, 11/17/2025)