1 18 – Zoning Code
Part 5 – Zoning Ordinance
Administration
PUBLIC REVIEW DRAFT
OCTOBER 2025
Table of Contents
CHAPTER 18.175 GENERAL PROVISIONS ................................................................................... 4
18.175.010 General........................................................................................................................... 4
18.175.020 Review and Approval Authority...................................................................................... 4
18.175.030 Projects with Multiple Discretionary Permit Applications ............................................... 5
18.175.040 Completeness of Application.......................................................................................... 5
18.175.050 Environmental Review ................................................................................................... 6
18.175.060 Fees and Deposits ......................................................................................................... 9
18.175.070 City Indemnification........................................................................................................ 9 CHAPTER 18.180 AMENDMENTS – GENERAL PLAN, ZONING ORDINANCE, AND ZONING MAP 11
18.180.010 Purpose and Applicability............................................................................................. 11
18.180.020 Application and Initiation of Amendments.................................................................... 11
18.180.030 Report – Notice and Public Hearing............................................................................. 12
18.180.040 Action ........................................................................................................................... 12
18.180.050 Findings........................................................................................................................ 15
18.180.060 Resubmittal of Application............................................................................................ 15 CHAPTER 18.185 APPEALS AND CALLS FOR REVIEW............................................................ 18
18.185.010 Purpose........................................................................................................................ 18
18.185.020 Right to Appeal, Call for Review, Time Limits.............................................................. 18
18.185.030 Initiation........................................................................................................................ 18
18.185.040 Procedures ................................................................................................................... 19
18.185.050 Effective Date............................................................................................................... 19 Chapter 18.175 General Provisions
2 CHAPTER 18.190 DEVELOPMENT AGREEMENT....................................................................... 21
18.190.010 Purpose........................................................................................................................ 21
18.190.020 Interpretation of Development Agreement Provisions ................................................. 21
18.190.030 Eligibility Requirements................................................................................................ 22
18.190.040 Agreement Contents .................................................................................................... 22
18.190.050 Filing, Processing, and Review.................................................................................... 23
18.190.060 Action ........................................................................................................................... 25
18.190.070 Findings........................................................................................................................ 26
18.190.080 Annual Review ............................................................................................................. 27
18.190.090 Amendment or Cancellation......................................................................................... 28
18.190.100 Administration............................................................................................................... 28 CHAPTER 18.195 ENFORCEMENT............................................................................................... 30
18.195.010 Purpose and Intent....................................................................................................... 30
18.195.020 Public Nuisance............................................................................................................ 30
18.195.030 Permits, Licenses, Certificates, and Approvals............................................................ 30
18.195.040 Enforcement Responsibilities....................................................................................... 30
18.195.050 Revocation or Modification of Discretionary Permits ................................................... 30
18.195.060 Public Hearing and Other Violations ............................................................................ 31
18.195.070 Penalties....................................................................................................................... 32
18.195.080 Notice of Violation ........................................................................................................ 32 CHAPTER 18.200 NONCONFORMING PROVISIONS.................................................................. 35
18.200.010 Purpose and Applicability............................................................................................. 35
18.200.020 Determination and Proof of Nonconforming Status ..................................................... 35
18.200.030 Nonconforming Lots ..................................................................................................... 35
18.200.040 Nonconforming Structures ........................................................................................... 36
18.200.050 Nonconforming Uses.................................................................................................... 37
18.200.060 Nonconforming Signs................................................................................................... 38 CHAPTER 18.205 NOTICING REQUIREMENTS........................................................................... 41
18.205.010 General Notice Requirements...................................................................................... 41
18.205.020 Contents of Notice........................................................................................................ 41
18.205.030 Summary of Notice Requirements ............................................................................... 42 Part 5 – Zoning Ordinance Administration Chapter 18.175 Public Review Draft – October 2025
3 Chapter 18.175
General Provisions
Chapter 18.175 General Provisions
4 Chapter 18.175 General Provisions
Sections
18.175.010 General
18.175.020 Review and Approval Authority
18.175.030 Projects with Multiple Discretionary Permit Applications
18.175.040 Completeness of Application
18.175.050 Environmental Review
18.175.060 Fees and Deposits
18.175.070 City Indemnification
18.175.010 General
This Part 5, (Zoning Ordinance Administration), sets forthestablishes the general administrative authority and procedures for decision making of this Zzoning Oordinance. It includes general administrative provisions and notice and hearing requirements; procedures for obtaining a Zzoning Ppermit; requirements for various discretionary approvals: Ddevelopment Pplans, Uuse Ppermits, Ttemporary Uuse Ppermits, Vvariances, Development Aagreements and Zzoning Oordinance Aamendments; and provisions for appeals and enforcement. [Source: 18.75.010]
18.175.020 Review and Approval Authority
A. Zoning Aadministrator. The Zzoning Aadministrator has the authority to approve: Zzoning Ppermits; Mminor Uuse Ppermits; Mminor Vvariances; Mminor Ssubdivisions (under the Ssubdivision Oordinance – Title 17); Ttemporary Uuse Ppermits, Section 6409(a) permits, and Ssign Ppermits; Hhome Ooccupation Ppermits; and certain Aarchitectural Rreview Ppermits.
With the exception of Section 6409(a) permits, the Zzoning Aadministrator may, in his or her discretion, refer any of these applications directly to the Pplanning Ccommission. The Zzoning Aadministrator makes recommendations regarding Zzoning Oordinance amendments, development agreements, and any other discretionary approval to be considered by another approval body. [Source: 18.75.020.A]
B. Architectural Rreview Ccommission. The Aarchitectural Rreview Ccommission has the authority to approve Aarchitectural Rreview Ppermits, except for certain limited permits which may be approved by the Zzoning Aadministrator. [Source: 18.75.020.B] C. Planning Ccommission. The Pplanning Ccommission has the authority to approve applications for Ddevelopment Pplans, Uuse Ppermits, Major Subdivisions, and Vvariances (except for Mminor Uuse Ppermits and Mminor Vvariances which are considered by the Zzoning Aadministrator) and to make recommendations to the Ccity Ccouncil regarding Zzoning ordinanceOrdinance Aamendments, Zoning Map Amendments, and Development Agreements. The Pplanning Ccommission also hears appeals from decisions of the Zzoning Part 5 – Zoning Ordinance Administration Chapter 18.175 Public Review Draft – October 2025
5 Aadministrator. The Pplanning Ccommission has the authority to approve Mmajor Ssubdivisions (under the Ssubdivision Oordinance – Title 17). [Source: 18.75.020.C] C. City Ccouncil. The Ccity Ccouncil has the authority to approve Ddevelopment Aagreements and Zzoning Oordinance Aamendments. The Ccity Ccouncil hears appeals from the Pplanning Ccommission and the Aarchitectural Rreview Ccommission. [Source: 18.75.020.D] 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. [Source:
NEW]
E. Appeals. All actions taken in this Ssection, except for those actions taken by City Councilsubsection D, are subject to PHMC Chapter 18.18530, (Appeals and Calls for Review). [Source: 18.75.020]
18.175.030 Projects with Multiple Discretionary Permit Applications 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. [Source: 18.105.030.D, 18.115.030.F]
D.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. [Source: 18.95.020, 18.90.030.B]
18.175.03018.175.040 Completeness of Application
A. Initial Aapplication. Within 30 calendar days after the Ccity has received an application for a development project, the Ccity 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 Ccity’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. [Source:
18.75.030.A]
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 (seeas that term is used in Government Code Ssections 65927 and 65943), the application shall be deemed complete. [Source: 18.75.030.A]
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 Ccity shall determine in writing whether the resubmitted materials are complete and shall notify the applicant. If the written Chapter 18.175 General Provisions
6 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 set forthestablished in applicable Ffederal and Sstate law. [Source: 18.75.030.B]
C. Time Pperiod Eextensions. Nothing in this Ssection precludes an applicant and the Ccity from mutually agreeing to extend any time period provided by this Cchapter. [Source: 18.75.030.C]
18.175.04018.175.050 Environmental Review
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. [Source: NEW] B. Applicability. Each application for a discretionary entitlement by the Ccity is subject to the requirements of (CEQA), the State CEQA Guidelines, the City’s CEQA Guidelines, and the provisions of this Section. [Source: 18.75.040, modified] 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. [Source: NEW] 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). [Source:
NEW]
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. [Source: NEW]
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. [Source: NEW]
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 Part 5 – Zoning Ordinance Administration Chapter 18.175 Public Review Draft – October 2025
7 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). [Source: NEW]
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. [Source: NEW]
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 Sectioin
18.165.050.E. (Preparation of an Initial Study). [Source: NEW] 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. [Source: NEW]
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. [Source: NEW]
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. [Source: NEW]
2.4. 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 18.175.050.F (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 18.175.050.F (Preparation of Negative Declarations);
Chapter 18.175 General Provisions
8 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 18.175.050.G (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. [Source: NEW]
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. [Source: NEW]
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. [Source: NEW]
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. [Source: NEW]
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. [Source: NEW]
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. [Source: NEW] Part 5 – Zoning Ordinance Administration Chapter 18.175 Public Review Draft – October 2025
9 18.175.05018.175.060 Fees and Deposits
Each person submitting an applicationapplying for a permit, or filing an appeal, under this Cchapter shall pay the required fees and deposits as established by the Master Fee Schedulecity council resolution. [Source: 18.75.050]
18.175.06018.175.070 City Indemnification
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. Each applicant shall defend (with counsel acceptable to the city), indemnify and hold harmless the city (including its agents, officers, and employees) from any claim, action, or proceeding to challenge an approval of the, planning commission, city council, or any officer, department, commission, or committee of the city concerning a permit granted under this title. [Source:
18.75.060]
Chapter 18.180 Amendments – General Plan
Zoning Ordinance, and Zoning Map
10 Chapter 18.180
Amendments – General Plan
Zoning Ordinance, and Zoning
Map
Part 5 – Zoning Ordinance Administration Chapter 18.180 Public Review Draft – October 2025
11 Chapter 18.180 Amendments -– General Plan, Zoning
Ordinance, and Zoning Map
Sections
18.180.010 Purpose and Applicability
18.180.020 Application and Initiation of Amendments
18.180.030 Report – Notice and Public Hearing
18.180.040 Action
18.180.050 Findings
18.180.060 Resubmittal of Application
18.180.010 Purpose and Applicability
This Chapter establishes the procedures for amending the General Plan in compliance with Government Code Section 65350 et seq., and Zoning Ordinance, including changes to zoning districts and the Zoning Map, in compliance with Government Code Section 65853 et seq. The purpose of these procedures is to ensure a structured and transparent approach to modifying the General Plan, zoning regulations, and zoning districts, aligning them with the City’s planning objectives, and community needsThe zoning designations may be changed by amending the zoning map, and the zoning regulations may be changed by amending this title. [Source: 18.125.010]
18.180.020 Application and Initiation of Amendments
A. General Plan. An amendment to the General Plan may be initiated as follows:
1. Initiation. An amendment to the Geneal Plan may be initiated by motion of the City Council or Planning Commission, or action of the Zoning Administrator. Any resident, property owner or business owner in the City may request an amendment to the General Plan by submitting a written request to the Zoning Administrator. [Source:
NEW]
2. Maximum Number of General Plan Amendments. In compliance with Government Code Section 65358 et seq., no mandatory element of the General Plan shall be amended more frequently than four times during any calendar year. Subject to that limitation, the General Plan amendment may be made at any time, as determined by the City. Each amendment may include more than one change to the General Plan. [Source: NEW]
A.B. Zoning Mmap. An amendment to the Zoning Map may be initiated by motion of the City Council or Planning Commission, or action of the Zoning Administrator. Any resident, property owner or business owner in the City may request an amendment to the Zoning Map by submitting a written request to the Zoning Administrator.An amendment to the zoning map may be initiated by motion of the city council or planning commission, action of the zoning administrator, or by Chapter 18.180 Amendments – General Plan
Zoning Ordinance, and Zoning Map
12 request of all owners of property for which the change is sought. [Source: 18.125.020.A, modified]
C. Zoning Ordinanceregulations. An amendment to the Zzoning Ordinanceregulations may be initiated by motion of the Ccity Ccouncil or the Pplanning Ccommission, or action of the Zzoning Aadministrator. Any resident, property owner or business owner in the City may request an amendment to the Zoning Ordinance by submitting a written request to the Zoning Administrator, or by request of any resident, property owner or business owner in the city. [Source: 18.125.020.B]
18.180.030 Application
A. Zoning map. A property owner may initiate a zoning map amendment by filing an application in the form approved by the zoning administrator. [Source: 18.125.030.A] Zoning regulation. A property owner, resident or business owner shall initiate an amendment to the zoning regulations by submitting an application in the form approved by the zoning administrator. [Source: 18.125.030.B]
18.180.04018.180.030 Report – Notice and Public Hearing A. Determination of Completeness. After a General Plan, Zoning Ordinance, or Zoning Map amendment application is submitted, the Zoning Administrator shall determine whether the application is complete and shall notify the applicant of the determination, including (if appropriate) a description of why the application is incomplete and any additional information that may be required. [Source: NEW]
A.B. Report. A fter a submitted application is deemed complete; the Zoning Administrator shall prepare separate reports for the Planning Commission and City Council containing the Zoning Administrators analysis and recommendation. The zoning administrator shall set a date, time and place for a public hearing and prepare a report to the planning commission on the proposed zoning map or zoning regulation amendment. The report(s) shall describe the geographical area or applicable General Plan or Zoning Ordinance provision(s)subject to be considered for amendmentchange and, if warranted, propose alternative amendments. [Source:
18.125.040.A]
B.C. Notice and Ppublic Hhearing. The responsible review authority shall hold a public hearing on an application for General Plan, Zoning Ordinance, or Zoning Map amendment and shall nNotice such meeting in compliance with of the public hearing on the proposed amendment shall be given in accord with PHMC Chapter 18.20580 (Noticing Requirements). In compliance with Section 18.175.030 (Projects with Multiple Discretionary Permit Applications), tThe Planning Commission may schedule a combined public hearing on multiple applications for Zoning Ordinance and Zzoning Mmap or text amendments. [Source: 18.125.040.B]
18.180.05018.180.040 Action
A. Planning Ccommission Recommendationaction. [Source: 18.125.050]
1. Public Hhearing. In compliance with Government Code Sections 65353 et seq. and 65853, aAt the public hearing, the Pplanning Ccommission shall consider the report from the Zzoning Aadministrator, including the Zoning Administrator’s Part 5 – Zoning Ordinance Administration Chapter 18.180 Public Review Draft – October 2025
13 recommendation, and shall hear evidence for and against the proposed General Plan, Zoning Ordinance or Zoning Map amendment. The Pplanning Ccommission may continue the public hearing to a definite date and time without additional notice. [Source: 18.125.050.A]
2. Recommendation to Ccity Ccouncil. Following the public hearing, the Planning Ccommission shall forward a written recommendation, including findings, to the City Council whether to recommend approval, approval in modified form, or denial of the proposed amendment, based on the findings identified in Section 18.180.050 (Findings) make specific findings as to whether the proposed zoning regulation or zoning map amendment is consistent with the policies of the general plan, the purposes of this title, and the limitations on residential rezoning prescribed in PHMC §
18.125.070, and shall recommend approval, conditional approval, or denial of the proposal as submitted or in modified form. [Source: 18.125.050.B]
3. Result of Pplanning Ccommission Ddenial. A Pplanning Ccommission recommendation of denial of an application for a Zzoning Ordinance or Zoning Mmap or zoning regulation amendment submitted by request terminates the proceedings, unless appealed in compliance with Chapter 18.185 (Appeals and Calls for Review).
However, when an application is combined with a Ggeneral Pplan amendment, the Pplanning Ccommission recommendation of a denial shall be automatically referred to the Ccity Ccouncil for final action, and does not require an appeal. All other Pplanning Ccommission actions on proposed Zzoning Ordinance or Zoning Mmap or zoning regulationamendments are automatically referred to the Ccity Ccouncil. [Source:
18.125.050.C]
B. City Ccouncil Aaction.
1. Hearing Ddate and Nnotice. The Zzoning Aadministrator shall set a public hearing before the Ccity Ccouncil within 60 calendar days after the date of the Pplanning Ccommission recommendation. Notice of the public hearing shall be provided as set forth in PHMC Chapter 18.80comply with Chapter 18.205 (Noticing Requirements). [Source: 18.125.060.A]
2. Public Hhearing. At the public hearing, the City Ccouncil shall consider the Planning Commission’s recommendation and hear evidence for and against the proposed General Plan, Zoning Ordinanc,e or Zoning Map amendment. shall hear evidence for and against the proposed amendment. The City Ccouncil may continue the public hearing to a definite date and time without additional notice. [Source: 18.125.060.B]
3. City Council Ddecision. After the public hearing, Tthe City Ccouncil shall approve, approve with modifications, or reject deny the proposed General Plan, Zoning Ordinance, or Zoning Map amendment based on the findings identified in Section
18.180.050 (Findings). commission recommendation; provided, that a modification not previously considered by the commission shall be referred to the commission for a report before adoption of an ordinance amending the zoning regulations or map. [Source: 18.125.060.C]
4. Referral to Planning Commission.
Chapter 18.180 Amendments – General Plan
Zoning Ordinance, and Zoning Map
14 a. City Council Referral for Further Study.
i. When City Council requests the Planning Commission to further study and report on a proposed amendment, the Planning Commission shall study and submit a report to City Council within 60 calendar days after the referral. The City Council may establish a longer reporting period at their discretion. [Source: 18.125.060.C, 18.125.080.A] ii. Upon receipt of the City Council referral, the Planning Commission shall conduct the required public hearing and notice the public hearing in compliance with Chapter 18.205 (Noticing Requirements). iii. Failure of the Planning Commission to report back to the City Council within the specified time period shall be deemed that the Planning Commission’s recommendation is for approval of the amendment in compliance with Government Code Sections 65356 and 65853. commission recommendation; provided, that a modification not previously considered by the commission shall be referred to the commission for a report before adoption of an ordinance amending the zoning regulations or map. Failure of the planning commission to report within 40 calendar days after referral, or such longer period as may be designated by the council, shall be deemed approval of the proposed modification. Before adopting an ordinance, the council shall make findings that the proposed regulation or map amendment is consistent with the policies of the general plan. [Source:
18.125.060.C, 18.125.080.A]
b. City Council Referral for Information not Previously Considered. i. If the City Council proposes to adopt a substantial modification(s) to the proposed amendment not previously considered by the Planning Commission, the proposed modification shall be first referred to the Planning Commission for its recommendation, in compliance with Government Code Sections 65356 and 65857. [Source:
18.125.060.C, 18.125.080.A]
ii. The Planning Commission shall not be required to hold a public hearing on the referral. [Source: 18.125.060.C, 18.125.080.A] i.iii. Failure of the Planning Commission to report back to the City Council within 45 calendar days after the City Council referral, or a longer period as may be designated by the City Council, shall be deemed that the Planning Commission’s recommendation is for approval of the proposed amendment in compliance with Government Code Sections 65356 and 65857. [Source: 18.125.060.C, 18.125.080.A]
Part 5 – Zoning Ordinance Administration Chapter 18.180 Public Review Draft – October 2025
15 18.180.050 Findings
An amendment to the General Plan, Zoning Ordinance, or Zoning Map may be approved only if all the following findings are made, as applicable to the type of amendment. [Source: NEW] A. General Findings. The following findings shall be made for all amendments:
1. The proposed amendment(s) complies with the provisions of the California Environmental Quality Act (CEQA). [Source: NEW]
2. The proposed amendment(s) complies with the limitations on residential rezoning established in Subsection 18.180.050.D (Limitation on Residential Rezoning). [Source:
18.125.060.C]
B. Additional Finding for General Plan Amendments. The proposed amendment(s) is internally consistent with all other provisions established by the General Plan; [Source: 18.125.060.C] C. Additional Finding for Zoning Ordinance Amendments. The proposed amendment(s) is internally consistent with all other applicable provisions of the Zoning Ordinance. [Source:
NEW]
D. Limitation on Residential Rezoning. The City shall not rezone any area or property zoned for residential use to increase density or change land use unless the following additional findings are made: [Source: 18.125.070]
3.1. Development of the area or property to be rezoned shall not have significant growthinducing impacts on existing residential neighborhoods; [Source: 18.125.070.A]
4.2. Development of the area or property to be rezoned shall not have a significant traffic impact on existing residential neighborhoods; and [Source: 18.125.070.B]
5.3. Development of the area or property to be rezoned shall not have a significant noise impact on existing residential neighborhoods. [Source: 18.125.070.C]
18.180.060 Revisions of Proposed Amendments
A. Revisions. Before approving an amendment, the commission or the council may consider revisions which were not in the original proposal, such as: (1) revising the boundaries of an area proposed for a zoning map amendment; (2) considering revised zoning map designations; or (3) considering revised zoning regulation amendments. [Source: 18.125.080.A] B. Supplemental notice. Notice shall be given before a hearing on a revised amendment, unless the commission or council finds that the revised amendment will not have impacts greater than those that would result from the amendment in its original form. [Source: 18.125.080.B]
18.180.07018.180.060 Resubmittal of Application
Following the denial of an application or request for an amendment to the zoning regulations or the zoning map General Plan, Zoning Ordinance, or Zoning Map amendment application, no new application or request for the same, or substantially the same, proposed amendment shall be accepted within one year12-months of the date of denial, unless the denial was made without prejudice. [Source:
18.125.090]
Chapter 18.180 Amendments – General Plan
Zoning Ordinance, and Zoning Map
16 Part 5 – Zoning Ordinance Administration Chapter 18.185 Public Review Draft – October 2025
17 Chapter 18.185
Appeals and Calls for Review
Chapter 18.185 Appeals and Calls for Review
18 Chapter 18.185 Appeals and Calls for Review
Sections
18.185.010 Purpose
18.185.020 Right to Appeal, Call for Review, Time Limits
18.185.030 Initiation
18.185.040 Procedures
18.185.050 Effective Date
18.185.010 Purpose.
The purpose of this Chapter is to establish procedures for the appeal of determinations and decisions made by the Zoning Administrator, Architectural Review Commission, and Planning Commission.
18.185.01018.185.020 Right to Appeal, Call for Review, Time Limits A. Right to Appeal. Any interested person may appeal a decision. [Source: 18.130.010.A] B. Appeal. A decision of the Zoning Administrator may be appealed to the Planning Ccommission.
A decision of the Zoning Administrator regarding a Temporary Sign Permit or conformance to Master Sign Program may be appealed to the Architectural Review Commission. A decision of the Planning Commission or Architectural Review Ccommission may be appealed to the City Council. [Source: NEW]
C. Call for Rreview. Any decision of the Zzoning Aadministrator may be called up for review by any member of the Pplanning Ccommissionner, Aarchitectural Rreview Ccommissioner, or Ccity Ccouncil member. Any decision of the Pplanning Ccommission or Aarchitectural Rreview Ccommission may be called up for review by a a member of the Ccity Ccouncil member. [Source: 18.130.010.B]
A.D. Time Llimits. An appeal or call for review must be submitted in writing to the Zzoning Aadministrator within 10 calendar days of the mailed notice of decision. [Source: 18.130.010.C]
18.185.02018.185.030 Initiation
A. Appeal. An appeal shall be filed with the Zzoning Aadministrator on a form approved by the Planning Divisionprovided and shall state the specific reasons for the appeal. [Source:
18.130.020.A]
B. Call for Rreview. A call for review shall be filed with the Zzoning Aadministrator and shall state the reasons for such review. [Source: 18.130.020.B]
C. Effective DateCalls for Review. A decision that is appealed or called up for review does not become effective until the appeal or review is resolved. [Source: 18.130.020.C] Part 5 – Zoning Ordinance Administration Chapter 18.185 Public Review Draft – October 2025
19 18.185.03018.185.040 Procedures
A. Hearing Ddate. An appeal or call for review shall have the be scheduled for a public hearing occurs before the appellate body within 6045 calendar days of the city’s Zoning Administrator’s receipt of the appeal or call for review, unless both applicant, and appellant and City consent to a later date. [Source: 18.130.030.A]
B. Notice and Ppublic Hhearing. An appeal or review hearing shall be a public hearing if the decision being appealed or reviewed requires a public hearing. Notice of the public hearing shall be given in the manner required for the initial decision and shall comply with Chapter
18.205 (Noticing Requirements). [Source: 18.130.030.B]
C. Plans and materials. At an appeal or review hearing the appellate body shall consider only the same application, plans, and related project materials that were the subject of the original decision. [Source: 18.130.030.C]
D.C. Public Hearing. Public hearings for appeals are De Novo, in which new information may be provided and considered by the appellate body when taking action on the appeal. At the public hearing, the appellate body shall review the record of the decision and hear testimony of the appellant, the applicant, and any other interested party. [Source: 18.130.030.D] E.D. Decision and Nnotice. After the public hearing, the appellate body shall affirm, modify, or reverse the original decision. When a decision is modified or reversed, the appellate body shall state the specific reasons for modification or reversal. [Source: 18.130.030.E] A decision on appeal or call for review shall be rendered within 30 calendar days of the close of the public hearing. The Zzoning Aadministrator shall mail notice of a Pplanning Ccommission decision or Aarchitectural Rreview Ccommission decision. The Ccity Cclerk shall mail notice of a Ccity Ccouncil decision. Such notice shall be mailed within five working days after the date of the decision to the applicant, the appellant, and any other party requesting such notice. [Source: 18.130.030.E]
F.E. Failure to Aact. Failure to act within the time limits establishedprescribed in Ssubsections A and E of this Ssection shall be deemed affirmation of the original decision. [Source:
18.130.030.F]
18.185.04018.185.050 Effective Date
A decision by the Ccity Ccouncil regarding an appeal or call for review becomes final on the date of the decision. A decision by the Pplanning Ccommission or Aarchitectural Rreview Ccommission regarding an appeal or review becomes final 10 calendar days after the date the notice of decision is mailed, unless appealed to the Ccity Ccouncil. [Source: 18.130.040] Chapter 18.190 Development Agreement
20 Chapter 18.190
Development Agreement
Part 5 – Zoning Ordinance Administration Chapter 18.190 Public Review Draft – October 2025
21 Chapter 18.190 Development Agreement
Sections
18.190.010 Purpose
18.190.020 Interpretation of Development Agreement Provisions
18.190.030 Eligibility Requirements
18.190.040 Agreement Contents
18.190.050 Filing, Processing, and Review
18.190.060 Action
18.190.070 Findings
18.190.080 Annual Review
18.190.090 Amendment or Cancellation
18.190.100 Administration
18.190.010 Purpose
In order toTo strengthen the public planning process, encourage private participation in comprehensive planning, and reduce the economic cost of development, the Legislature of the State of California adopted provisions in the Government Code authorizing local governments to enter into development agreements with applicants for development projects. The objective of such an agreement is to provide for vesting of certain development rights in the property by granting assurances that, upon approval of the project, the applicant may proceed with the project in compliance accordance with existing policies, rules and regulations, subject to the conditions of approval. The purpose of this Cchapter is to establish procedures and requirements for consideration of development agreements by the city consistent with state law. (Reference: Govt. Government Code Sections Code §§ 65864 – 65869.5) [Source:
18.120.010]
18.190.020 Interpretation of Development Agreement Provisions In interpreting the provisions of any development agreement entered into in compliance with this Chapter, those provisions shall be read to fully effectuate, and to be consistent with, the language of this Chapter, Government Code Sections 65864-65869.5, and the agreement itself. Should any apparent discrepancies between the meaning of these documents arise, reference shall be made to the following documents, and in the following order:
A. The provisions of Government Code Sections 65864-65869.5; B. The provisions of this Chapter; and
A.C. The plain terms of the development agreement itself. [Source: NEW] Chapter 18.190 Development Agreement
22 18.190.02018.190.030 Eligibility Application Requirements Equitable Interest. Person(s) having a legal or equitable interest in real property may propose to enter into a development agreement if all the following criteria are met:
A. The status of the applicant, having a legal or equitable interest in the subject real property, is established to the satisfaction of the Zoning Administrator. An applicant may also include an authorized agent, and
B. A complete application is submitted to the Zoning Administrator on the form approved by the Planning Division.
A. An applicant may propose that the city consider entering into a development agreement by filing a complete application with the public works and community development department accompanied by plans and materials in the form approved by the department. [Source:
18.120.020]
18.190.03018.190.040 Agreement Contents
A. Mandatory Contents. A development agreement shall contain all the following content, in compliance with Government Code Section 65865.2specify all of the following:
1. Specifying the:
a. Dthe duration of the agreement;
b. Pthe permitted land uses of the subject property, including mix and type of uses;
c. the Ddensity and/or intensity of the permitted land uses; d. Mthe maximum height and size of proposed buildings; and e. P provisions for reservation or dedication of land for public purposes. [Source:
18.120.030.A]
2. Describing the:
a. Provisions, if any, for reservation or dedication of land for public purposes; and b. Provisions, if any, for the protection from either a future growth control ordinance or a future increase in development and/or effect fees. [Source:
NEW]
3. Provide for a tiered modification/amendment review procedure that may incorporate the following:
a. Zoning Administrator approval for minor modifications; b. Planning Commission approval for major modifications; and a.c. City Council approval for major amendments. [Source: NEW] B. Optional Contents. A development agreement may contain the applicable provisions identified below, in compliance with Government Code Section 65865.2A development agreement may:
[Source: 18.120.030.B]
Part 5 – Zoning Ordinance Administration Chapter 18.190 Public Review Draft – October 2025
23 1. Include conditions, terms, restrictions, and requirements for subsequent discretionary actions; provided, that such conditions, terms, restrictions, and requirements shall not prevent development of the land for the uses and to the density or intensity of development set forthestablished in the agreement; [Source: 18.120.030.B.1]
2. Provide that construction shall be commenced within a specified time and that the project or any phase be completed within a specified time; [Source: 18.120.030.B.2]
3. Include terms and conditions relating to applicant financing of necessary public facilities and subsequent reimbursement over time; [Source: 18.120.030.B.3]
4. Provide that a particular rule, regulation or policy will apply as it exists at the time of Bbuilding Ppermit issuance (e.g.,for example, Bbuilding Ccode standards and development processing and impact fees); and [Source: 18.120.030.B.4]
5. Provide for specific penalties for failure to perform. [Source: 18.120.030.B.5]
6. Unless otherwise specified in the development agreement, the rules, regulations, and official policies governing the development of the property will be those in effect at the time the agreement is executed. In subsequent actions related to the project, the City may apply new rules, regulations, and policies that do not conflict with those in place at the time of the agreement. The City may also deny or conditionally approve the project based on these new rules. No rights will be considered vested in the applicant or any other party under a development agreement, except as explicitly stated in the agreement. Unless otherwise provided by the development agreement, the rules, regulations, and official policies applicable to development of the property subject to a development agreement shall be those rules, regulations, and official policies in effect at the time of agreement execution. In subsequent actions applicable to the project, the city may apply new rules, regulations, and policies which do not conflict with those rules, regulations, and policies in effect at the time of the agreement, and may deny or conditionally approve the project on that basis. No rights shall be deemed to vest in the applicant or any other person under any development agreement, except as set forth in the development agreement. [Source: 18.120.030.C] C. Development agreements shall be limited to a period not to exceed a maximum of 10 years from the effective date of the adopting ordinance. [Source: 18.120.030.D]
18.190.04018.190.050 Filing, Processing, and Review
A. Filing. The applicant shall submit a complete application for a development agreement to the Zoning Administrator in the form approved by the Planning Division. [Source: NEW] A.B. Review processAuthorization to Negotiate. . City staff shall not begin to negotiate with the applicant until the Ccity Ccouncil has so authorized City staff, following completion of the application review process as set forth below. [Source: 18.120.040] B.C. Zoning Administrator Review. The Zzoning Aadministrator, upon receipt of City Council’s authorization, shall review the development agreement proposalapplication, undertake environmental review in compliance with Section 18.175.050 (Environmental Review), consult with all applicable Ccity departments, and obtain such additional information from the applicant Chapter 18.190 Development Agreement
24 as may be deemed necessary by the zoning administrator. Within 45 calendar days of receipt of the application, the Zzoning Aadministrator shall prepare a report to the city council containing their zoning administrator’s recommendation. The recommendation shall consist of the following: [Source: 18.120.040.A, 18.120.050.A]
1. A statement of potential public benefits and costs accruing to the Ccity if the agreement were entered into; [Source: 18.120.040.A.1]
2. A recommendation as to whether the Ccity should negotiate further with the applicant; [Source: 18.120.040.A.2]
3. A statement whether the application meets the minimum statutory requirements for a development agreement, as set forth in PHMC § 18.120.030.A;established by this Chapter and State law; [Source: 18.120.040.A.3]
4. A statement of issues for further research and investigation, and issues that should be addressed in the development agreement; [Source: 18.120.040.A.4]
5. A statement of those documents, applications, and other items required by the Zzoning Aadministrator in order to further process the application or negotiate with the applicant. [Source: 18.120.040.A.5]
D. Planning Commission Review. Upon completion of the Zoning Administrator’s report, the application, together with recommendations and appropriate environmental review documents, shall be submitted to the Planning Commission. The Upon completion of the report, the proposed development agreementmatter shall be set for a public hearing before the Planning Commission within six months of receiving City Council authorization to negotiate. The City and the applicant may agree to a later date. The Planning Commission will consider the application and forward a recommendation to the city council at its next regularly scheduled meeting. Notice of the hearing shall be given in accordance with PHMC Chapter 18.80. The Ccity Ccouncil in compliance with Section 18.190.060 (Action) shall consider at the hearing whether to authorize city staff to negotiate with the applicant concerning the development agreement. [Source: 18.120.040.B, 18.120.050.B]
E. City Council Review. Upon receipt of the Planning Commission's recommendations, the City Clerk shall set the application and written report of the Planning Commission for a public hearing before the City Council. Following conclusion of the public hearing, the City Council shall act on the application in compliance with Section 18.190.060 (Action) based on the findings identified in Section 18.190.070 (Findings). [Source: 18.120.040] C.
D. Department review and recommendation – Notice and public hearing. [Source: 18.120.050]
1. A. Department review and recommendation. If the city council has directed the staff to proceed with the application under PHMC § 18.120.030, the department shall, at the applicant’s expense, undertake environmental review in accord with city guidelines for CEQA implementation (unless the project is categorically exempt). Upon completion of the review, the department shall transmit the application, together with its recommendations and appropriate environmental review documents, to the planning commission. [Source: 18.120.050.A]
Part 5 – Zoning Ordinance Administration Chapter 18.190 Public Review Draft – October 2025
25 E.F. B. Notice ofand Ppublic Hhearing. Within six months following council authorization to staff to negotiate with the applicant, a public hearing shall be scheduled before the planning commission. The city and the applicant may agree to a later date. Notice of the hearings identified in Subsections D. and E., shall be given in the form of a notice of intention to consider approval of a development agreement in compliance with Government Code Section 65867 and Chapter 18.205 (Noticing Requirements).Notice of intention to consider the application shall be given as provided in PHMC Chapter 18.80. If the application is being processed together with the development project, the public hearing on the application may be held concurrently with the hearing on the project.If the application is being processed together with a development project, notice of the public hearing shall also be given as required for consideration of the development project. [Source: 18.120.050.B, 18.120.070.B]
18.190.05018.190.060 Action
A. Planning Ccommission Recommendationaction.
1. After the public hearing by the Planning Commission, the Planning Commission shall make its recommendation about the application for a development agreement by written resolution to the City Council. The Planning Commission shall not recommend that the City enter into the development agreement unless the Planning Commission makes all the findings established in Section 18.190.060After the public hearing is closed, the commission shall recommend either approval, modification, or disapproval of the proposed development agreement. (Findings).
1.2. The Planning Ccommission shall transmit its recommendation to the Ccity Ccouncil within 30 calendar days of the close of the Planning Commission public hearing. [Source: 18.120.060]
2. In making its recommendation, the commission shall consider whether the proposal conforms to the general plan and any applicable specific plan, and whether the proposal contains the minimum statutory requirements of Government Code section 65865.2, as set forth in PHMC § 18.120.030.A. [Source: 18.120.060] B. City Ccouncil Aaction.
1. Upon receipt of the application, the results of the environmental review, and the recommendations of the department and the planning commission, the city council shall schedule a public hearing on the application. Notice of intention to consider the application shall be given in the manner set forth in PHMC Chapter 18.80. [Source:
18.120.070.A]
2. If the application is being processed together with the development project, the public hearing on the application may be held concurrently with the hearing on the project. [Source: 18.120.070.B]
1. After the public hearing is closed, the Ccity Ccouncil shall approve, approve with modifmodificationsy, or disapprove deny the proposed development agreement. Any approval of a proposed agreement shall be made by ordinance, which shall authorize the Ccity Mmanager to sign the agreement on behalf of the Ccity, and shall become Chapter 18.190 Development Agreement
26 effective 30 calendar days after adoption, unless a referendum is filed within that time. [Source: 18.120.070.C]
3. Upon the close of the hearing, the city council shall by resolution either: [Source:
18.120.040.C]
a. Direct city staff to continue negotiating with the applicant, and to prepare a proposed development agreement for planning commission review; or [Source: 18.120.040.C.1]
b. Determine that no further negotiations are desirable and reject the application. [Source: 18.120.040.C.2]
4.2. No agreement shall be signed by the Ccity Mmanager until it has been duly signed by the applicant and property owner, if the applicant is not the property owner. If the applicant has not signed and returned the approved agreement to the Ccity Mmanager for signing within 30 calendar days of City Ccouncil approval, the application is deemed withdrawn by applicant. [Source: 18.120.070.D]
5. Within 10 calendar days after the Ccity Mmanager signs a development agreement and the ordinance becomes effective, the Ccity Cclerk shall submit cause a copy to be recorded in the office of the county recorderof the development agreement to the County Record’s Office for recordation. [Source: 18.120.070.D, modified] Following denial of an application for a development agreement, no new application for the same, or substantially the same, development agreement shall be accepted within one year of the date of denial, unless the denial was made without prejudice. [Source: 18.120.070.E]
18.190.070 Findings
A proposed development n agreement shall not be approved unless the city council finds thatall the following findings are made: [Source: 18.120.070.C]
C.A. The agreement is consistent with the Ggeneral Pplan and with any applicable specific plan; [Source: 18.120.070.C.1]
D.B. The agreement is consistent with this Ttitle, the Municipalcity Ccode, and the State Subdivision Map Act; [Source: 18.120.070.C.2]
E.C. The agreement will not be detrimental to the health, safety, and general welfare; and will not adversely affect the orderly development of property or the preservation of property values; [Source: 18.120.070.C.3]
F.D. The city council has considered the effect of the development agreement on the housing needs of the region in which the Ccity is situated and has balanced these needs against the public service needs of its residents and available fiscal and environmental resources; and [Source:
18.120.070.C.4]
G.E. The city council has considered the statement of potential public benefits and costs accruing to the Ccity was considered. [Source: 18.120.070.C.5]
Part 5 – Zoning Ordinance Administration Chapter 18.190 Public Review Draft – October 2025
27 18.190.06018.190.080 Annual Review
A. In compliance with Government Code Section 65865.1.A, a development agreement shall be reviewed at least once every 12 months, or more often at the request of the Ccity Ccouncil, Zzoning Aadministrator, or applicant. [Source: 18.120.080.A] B. The purpose of the periodic reviews shall be to determine whether the applicant/contracting party or its successor(s)-in-interest has complied in good faith with the terms or conditions of the development agreement. The burden of proof shall be on the applicant/contracting party or its successor(s) to demonstrate compliance, to the full satisfaction of, and in a manner prescribed by the City.The purpose of the review is to inquire into the good faith compliance of the applicant with the terms of the agreement and for any other purpose specified in the agreement. [Source: 18.120.080.B]
C. Notice.
1. The applicant/contracting party or its successor(s)-in-interest shall initiate the review proceeding by making application to the Zoning Administrator in compliance with this Chapter. [Source: 18.120.080.C]
2. Upon receipt of a complete application, the Zoning Administrator shall begin the review procedures by giving notice that the City intends to undertake a periodic review of the development agreement to the applicant/contracting party or its successor(s)-ininterest, and any person who has filed a written request for notice with the Zoning Administrator. [Source: 18.120.080.C, modified]
1. Before each review, the public works and community development department shall prepare a report on all development that has occurred under the agreement since the last review and any other matters the department wishes to bring to the council’s attention. [Source: 18.120.080.C]
3. If, upon their review, the Zoning Administrator the department recommends modification or termination of the development agreement, a public hearing shall be scheduled before the Pplanning Ccommission on the development agreement. Notice of intention to modify or terminate the development agreement shall be given in the same manner as the initial consideration under PHMC Chapter 18.80application in compliance with this Chapter.
D. Public Hearing Procedures for Development Agreement Reviews.
2.1. Planning Commission Public Hearing. At the hearing, the applicant has the burden of demonstrating good faith compliance with the terms of the agreement. After closing the Planning Commission public hearing,, the Pplanning Ccommission shall determine whether to recommend that the development agreement be terminated, modified, or confirmed as is. [Source: 18.120.080.F]
2. City Council Public Hearing. Upon receipt of the Zzoning Aadministrator’s or pPlanning Ccommission’s recommendation, the Ccity Ccouncil shall schedule a public hearing.
Notice of intention to modify or terminate the development agreement shall be given in the same manner as the initial application in compliance with this Chapter.Notice of Chapter 18.190 Development Agreement
28 intention to modify or terminate the agreement shall be given in the same manner as the initial consideration under PHMC Chapter 18.80. If, after the public hearing is closed, the Ccity Ccouncil finds and determines on the basis of substantial evidence that the applicant or its successor in interest has not complied in good faith with the terms of the agreement, the Ccity Ccouncil may terminate or modify the agreement or impose penalties as provided in the agreement in compliance with Government Code Section 65865.1may modify or terminate the agreement. Any modification or termination must be done by ordinance, and is subject to Government Code section 65867.5. [Source: 18.120.080.G-E]
18.190.07018.190.090 Amendment or Cancellation
The development agreement may be amended or canceled:
A. (A) Tto comply with later enacted Ffederal or Sstate laws or regulations, under Government Code section 65869.5; or
B. B(B) by mutual consent, under Government Code section 65868; or A.C. Fr (C) following Ccity’s periodic review, under Government Code section 65865.1. Notice of intention to take any such action shall be given in the manner provided for the initial consideration, under PHMC Chapter 18.80,in compliance with this Chapter, except that the parties may set forthestablish an alternative procedure in the agreement for processing insubstantial amendments. Any significant amendment is subject to Government Code section 65867.5, which provides that the decision be adopted by ordinance. [Source: 18.120.090]
18.190.08018.190.100 Administration
The Zzoning Aadministrator shall receive, review, process, and prepare, together with recommendations for Commission and Board consideration, all applications for development agreements.prepare and adopt such application forms, checklists, and other documents as considered necessary to implement these procedures and requirements. [Source: 18.120.100, ] Part 5 – Zoning Ordinance Administration Chapter 18.195 Public Review Draft – October 2025
29 Chapter 18.195
Enforcement
Chapter 18.195 Enforcement
30 Chapter 18.195 Enforcement
Sections
18.195.010 Purpose and Intent
18.195.020 Public Nuisance
18.195.030 Permits, Licenses, Certificates, and Approvals
18.195.040 Enforcement Responsibilities
18.195.050 Revocation or Modification of Discretionary Permits
18.195.060 Public Hearing and Other Violations
18.195.070 Penalties
18.195.080 Notice of Violation
18.195.010 Purpose and Intent
This Chapter provides procedures that are intended to ensure compliance with the requirements of this Title and the conditions of permit approval. [Source: NEW]
18.195.01018.195.020 Public Nuisance
A violation of any provision of this Ttitle is a public nuisance and may be abated pursuant to the provisions of PHMCin compliance with Chapter 7.05 (Public Nuisances) of the Municipal Code or any other remedy available by law. [Source: 18.135.010]
18.195.02018.195.030 Permits, Licenses, Certificates, and Approvals A permit, license, certificate, or approval granted in conflict with thea provisions of tthis Title is void. [Source: 18.135.020]
18.195.03018.195.040 Enforcement Responsibilities
The Zzoning Aadministrator is responsible for enforcing the terms of discretionary permits and their conditions under this Ttitle. The chief Bbuilding Oofficial is responsible for enforcing this Ttitle pertaining to the erection, construction, reconstruction, moving, conversion, alteration, or addition to any building or structure. All other officers of the Ccity officers are responsible for enforcing provisions related to their areas of responsibility. [Source: 18.135.030]
18.195.04018.195.050 Revocation or Modification of Discretionary Permits A. Duties of Zzoning Aadministrator. If the Zzoning Aadministrator determines there are grounds for revocation or modification of a Zzoning pPermit, Hhome Ooccupation Ppermit, Uuse Ppermit, Vvariance, Ddevelopment Pplan approval, Aarchitectural Rreview Ppermit, or other discretionary approval authorized by this Ttitle, the Zzoning Aadministrator shall schedule a revocation hearing before whichever person or body review authority took final action on the permit. [Source: 18.135.040.A]
Part 5 – Zoning Ordinance Administration Chapter 18.195 Public Review Draft – October 2025
31 B. Notice and of Ppublic Hhearing. Notice shall be given in the same manner required for a public hearing to consider approval and in compliance with Chapter 18.205 (Noticing Requirements).
If no notice is required for the permit, then none is required for the revocation or modification hearing, except that notice shall be mailed to the permittee at least 10 calendar days before the hearing. The contents of the notice shall be as prescribed by PHMC Chapter 18.80. [Source: 18.135.040.B]
C. Public Hearing. The person or bodyreview authority conducting the public hearing shall hear testimony of Ccity staff, the permittee, and any other interested person. A public hearing may be continued to a specific date and time without additional public notice. [Source:
18.135.040.C]
D. Required Ffindings. The person or bodyreview authority conducting the hearing may revoke or modify the permit upon making one or more of the following findings: [Source: 18.135.040.D]
1. The permit was issued on the basis of erroneous or misleading information or misrepresentation; [Source: 18.135.040.D.1]
2. The use or the user is in violation of a condition of approval of the permit, or other laws or regulations, including but not limited to the Mmunicipal Ccode; or [Source:
18.135.040.D.2]
3. The use is being conducted contrary to the public health, safety, and welfare. [Source:
18.135.040.D.3]
E. Decision and Nnotice. Within 10 calendar days of the conclusion of the hearing, Tthe applicable person or bodyreview authority that conducted the hearing shall render a decision and shall mail notice of the decision to the permittee and to any other person who has filed a written request for such notice within 10 calendar days after the conclusion of the public hearing. [Source: 18.135.040.E]
F. Effective Ddate – Appeals. A decision to revoke a discretionary permit becomes final 10 calendar days after the notice of the decision is mailed, unless appealed. [Source:
18.135.040.F]
G. Other Rremedies. The Ccity’s right to revoke a discretionary permit is in addition to any other remedy allowed by law. [Source: 18.135.040.G]
18.195.05018.195.060 Public Hearing and Other Violations If the Zzoning Aadministrator has reason to believe a violation of this Ttitle exists, the Zzoning Aadministrator may direct the violator or property owner and violatoror both to appear before the Zzoning Aadministrator to show cause why the Ccity should not proceed with enforcement action.
Notice of the possible violation and the time and place of the hearing shall be mailed to the violator or property owner and violator and any other interested person at least 10 calendar days before the public hearing. The contents of the notice shall be as set forth in PHMC Chapter 18.80. [Source: 18.135.050] At the public hearing, the Zzoning Aadministrator shall consider the testimony of the Ccity staff, the violator, the property owner and any other interested person. The Zzoning Aadministrator may make a finding as to whether or not a violation of this Ttitle exists, and may recommend to the City staff and to Chapter 18.195 Enforcement
32 the property owner one or more courses of action. The Zzoning Aadministrator may , in his or her discretion, refer the matter directly to the Pplanning Ccommission. [Source: 18.135.050]
18.195.06018.195.070 Penalties
A person who violates a provision of this Ttitle, including the failure to secure a zoning permit or comply with a condition of approval, is subject to the criminal penalties set forthestablished in PHMC Chapter
1.30 (Criminal Penalties – Infraction Citations) of the Municipal Code. Payment of a fine or penalty does not relieve a person from the responsibility of correcting the violation. [Source: 18.135.060]
18.195.07018.195.080 Notice of Violation
A. If property in the Ccity exists in violation of this Ttitle, and the violator or property owner and violator fails or refuses to correct the violation, the Ccity may record a notice of violation against the affected property. [Source: 18.135.070.A]
B. Before recording such a notice, the Ccity shall do all of the following: [Source: 18.135.070.B]
1. The Zzoning Aadministrator shall send written notice to the current property owner and violator that a violation exists and request that the owner correct the violationthe violation be corrected within a specific, reasonable period of time. The Zzoning Aadministrator may , in his or her discretion, send more than one notice and conduct an informal show cause hearing to discuss the violation with the property owner and violator. [Source: 18.135.070.B.1]
2. If the property owner or violator fails or refuses to correct the violation within the time specified, the Zzoning Aadministrator shall mail to the propertycurrent owner and violator by regular first class and by certified mail a notice of intention to record a notice of violation, describing the real property in detail, naming the property owner(s), describing the violation in detail (including relevant Mmunicipal Ccode sections), and stating that an opportunity will be given to the property owner and violator to present evidence. The notice shall specify a time, date, and place for a Pplanning Ccommission public hearing at which the owner may present evidence to the planning commissionas to why the notice should not be recorded. The public hearing shall take place no sooner than 30 calendar days and no later than 60 calendar days from the date of mailing. [Source: 18.135.070.B.2]
3. The Pplanning Ccommission shall hear the matter on the date scheduled. If, after the property owner, andviolator, and the Ccity staff have presented evidence, the Planning Ccommission determines that there is no violation, the Zzoning Aadministrator shall mail a clearance letter to the propertycurrent owner and violator. If the property owner and violator fails to appear, or the Planning Ccommission determines that there is a violation, the Planning Ccommission may, by resolution, direct the Zzoning Aadministrator to record the notice of violation with the Ccounty Rrecorder’s Office. [Source: 18.135.070.B.3]
4. The notice of violation, when recorded, shall be deemed to be constructive notice of the violation to all successors in interest in the property, under California Civil Code Ssections 1213 and 1215. [Source: 18.135.070.B.4]
Part 5 – Zoning Ordinance Administration Chapter 18.195 Public Review Draft – October 2025
33 5. If the property owner and violator corrects the violation after the notice has been recorded and has notified the Ccity in writing and consented to an inspection to confirm the correction, the Zzoning Aadministrator shall record a release or cancellation of the notice of violation. [Source: 18.135.070.B.5]
Chapter 18.200 Nonconforming Provisions
34 Chapter 18.200
Nonconforming Provisions
Part 5 – Zoning Ordinance Administration Chapter 18.200 Public Review Draft – October 2025
35 Chapter 18.200 Nonconforming Provisions
Sections
18.200.010 Purpose and Applicability
18.200.020 Determination and Proof of Nonconforming Status
18.200.030 Nonconforming Lots
18.200.040 Nonconforming Structures
18.200.050 Nonconforming Uses
18.200.060 Nonconforming Signs
18.200.010 Purpose and Applicability
A. Purpose. The Chapter provides provisions for the continuance, maintenance, and repair of nonconformities under specific circumstances. [Source: NEW] B. Intent. The provisions of this Chapter are intended to:
1. Limit the number and extent of nonconformities existing at the time of adoption of this Title or created by the adoption of this Title; [Source: NEW]
2. Limit the extent to which nonconforming lots, structures, uses, and signs are altered, maintained, repaired, reestablished, and/or continued; and [Source: NEW]
1.3. Ensure that nonconformities do not create any health, life, and/or safety issues. [Source: NEW]
18.200.020 Determination and Proof of Nonconforming Status Property Owner’s Responsibility. The property owner has the burden to provide evidence of the legality of the nonconformity. Said evidence may include, but is not limited to, a previously approved land use entitlement from the City, business license, certificate of occupancy, or utility billing records. [Source:
NEW]
18.200.02018.200.030 Nonconforming Parcels and Lots
A legally created lot having a width or area less than required for the base zoning district standards in which it islot is located may be occupied by a permitted or conditionally permitted use if it has a width of 25 feet or more and an area of 2,500 square feet or more; provided, that on the effective date of regulations that made it substandard, it was in single ownership separate from any abutting lot. No substandard lot may be further reduced in area or width, and a substandard lot is subject to the same yard setback and density requirements as a standard lotestablished by the base zoning district. One dwelling unit may be located on a substandard lot that meets the requirements of this Ssection. [Source:
18.50.030]
Chapter 18.200 Nonconforming Provisions
36 18.200.03018.200.040 Nonconforming Structures
A. Continuation and Mmaintenance. A structure that was lawfully erected but which does not conform with the currently applicable requirements and standards for setbacksyard spaces, height of structure, or distance between structures prescribed established by the base zonein the district regulations is a nonconforming structure and may be used and maintained, except as otherwise provided in this Cchapter. A nonconforming structure is also subject to the e Uniform Building Code, Section 104(c) and PHMC § 18.20.040.D. and all other applicable provisions established in this Title [Source: 18.65.030.A] B. General Rregulations. The following regulations apply to each nonconforming structure:
[Source: 18.65.030.B]
1. Routine maintenance and repairs may be performed on a nonconforming structure. [Source: 18.65.030.B.1]
2. No nonconforming structure shall be altered or enlarged unless required by law, or unless the alteration or enlargement conforms to the standards of the base zoning district in which the structure is located. [Source: 18.65.030.B.2]
3. An applicant for a Zzoning Ppermit in a nonresidential zoning district for occupancy of a site or structure that is nonconforming due to lack of one of the following shall present a schedule for elimination or substantial reduction of these nonconformities over a period not exceeding five years. The zoning administrator may require that priority be given to elimination of nonconformities that have a significant adverse impact on surrounding properties and shall not require a commitment to remove nonconformities that have a minor impact and would be costly to eliminate due to the configuration of the site and the location of existing structures. [Source: 18.65.030.B.3]:
a. screening of mechanical equipment;
b. required walls or fences to screen parking;
c. required paving for driveways; or
a.d. required planting areas.; shall present a schedule for elimination or substantial reduction of these nonconformities over a period not exceeding five years. The zoning administrator may require that priority be given to elimination of nonconformities that have a significant adverse impact on surrounding properties, and shall not require a commitment to remove nonconformities that have a minor impact and would be costly to eliminate due to the configuration of the site and the location of existing structures. [Source: 18.65.030.B.3] C. Restoration. [Source: 18.65.030.C]
1. If a nonconforming structure is destroyed by fire or other calamity or is voluntarily razed or is required by law to be razed, to the extent of 50 percent% or less, the structure may be restored (and the nonconforming use resumed); provided, that restoration is started within six months and diligently pursued to completion. [Source: 18.65.030.C.1]
2. If a nonconforming structure is destroyed by fire or other calamity or is voluntarily razed or is required by law to be razed, to an extent greater than 50 percent%, the structure Part 5 – Zoning Ordinance Administration Chapter 18.200 Public Review Draft – October 2025
37 shall not be restored except in full conformity with the regulations for the base zoning district in which it is located. However, a residential structure in an residential zoning district that does not conform to yard setbacks, height, or number of stories, or a residential garage that does not conform to the minimum dimensional limits may be reconstructed with the same floor area, provided there is no increase in any nonconformity, and upon issuance of a Uuse Ppermit by the zoning administrator.in compliance with Chapter 18.155 (Use Permit). [Source: 18.65.030.C.2]
3. The extent of damage or partial destruction under Ssubsection C.1 or C.2 of this Ssection shall be based upon the ratio of the estimated cost of restoring the structure to its condition before the damage or partial destruction to the estimated cost of duplicating the entire structure as it existed before the damage or partial destruction.
Estimates for this purpose shall be made by or shall be reviewed and approved by the Bchief building Oofficial. [Source: 18.65.030.C.3]
4. Notwithstanding the requirements of this Ssubsection C, a structure, or any portion of it, which is legally existing as of February 24, 2010, and which is located within a creek setback area under PHMC § 18.50.150.Aestablished in Chapter 18.70 (Creek Setbacks) may be replaced in kind if the property owner obtains a Bbuilding Ppermit within 18 months (within the same building footprint and without increasing the degree of nonconformity) without the requirement of a Uuse Ppermit under this section. [Source: 18.65.030.C.4]
5. Notwithstanding the requirements of PHMC § 18.20.050standards established in Section 18.18.060 (Accessory Structures and Uses: Residential), an accessory structure, or any portion of it, which is legally existing as of September 28, 2011, which exceeds the allowable height and/or size only, may be replaced or reconstructed in kind without the requirement of a Uuse Ppermit under this section (refers to the nonconforming structure provisions of the zoning ordinance) if the property owner obtains a Bbuilding Ppermit within 18 months of the voluntary or involuntary destruction of the structure; and provided, that the replacement structure will not exceed the height, floor area, lot coverage, or otherwise increase the degree of nonconformity of the original structure. [Source: 18.65.030.C.5]
6. Notwithstanding the requirements of this Ssubsection C, a care facility, large, licensed or unlicensed, which is legally existing within any single-family residential zone district as of June 20, 2012, may be replaced in kind if the property owner obtains a Bbuilding Ppermit within 18 months (within the same building footprint and without increasing the degree of nonconformity or intensity of use) without the requirement of a Uuse Ppermit under this section. [Source: 18.65.030.C.6]
18.200.04018.200.050 Nonconforming Uses
A. Continuation and Mmaintenance. Use of a structure or land that was lawfully established and maintained, but which does not conform to current use regulations is a nonconforming use and may be continued, except as otherwise provided in this Cchapter. [Source: 18.65.020.A] Chapter 18.200 Nonconforming Provisions
38 B.A. A use that does not conform with the parking dimension standards, loading, planting area, or screening regulations of the base zoning district in which it is located is not deemed a nonconforming use solely because of these nonconformities. [Source: 18.65.020.A] C.B. General Rregulations. The following regulations apply to each nonconforming use: [Source:
18.65.020.B]
1. There may be no increase or enlargement of the area, space, or volume occupied and used. [Source: 18.65.020.B.1]
2. There may be no change in the nature or character of the nonconforming use. [Source:
18.65.020.B.2]
3. If the nonconforming use is replaced by a conforming use, the nonconforming use is automatically terminated. [Source: 18.65.020.B.3]
4. If the nonconforming use discontinues active operation for a continuous period of 180 calendar days, the nonconforming use terminates and the facilities accommodating or serving such activity shall thereafter be utilized used only for uses permitted or conditionally permitted by the base zoning district. This provision does not apply to a nonconforming dwelling unit. [Source: 18.65.020.B.4] D.C. Modification of Ggeneral Rregulations. The regulations in Subsection B of this Section may be modified upon the issuance of a Use Permit in compliance with Chapter 18.155 (Use Permits and Minor Use Permits), if the modification will result in the elimination or substantial reduction of the nonconformity. [Source: 18.65.020.C]
E.D. Restoration. A nonconforming use located in a nonconforming building may be resumed after the destruction of the nonconforming building if the nonconforming building is restored in compliance with Subsection 18.200.040.C (Restoration). [Source: 18.65.020.D] F.E. Revocation of Nonconforming Use. The Planning Commission may revoke the nonconforming use granted by Subsection A of this Section if it makes any of the following findings: [Source:
18.65.020.E]
1. The use is exercised so as to be detrimental to the public health or safety, or so as to be a public nuisance. [Source: 18.65.020.E.1]
2. The nature of the improvements are such that they can be altered so as to permit the use of the property in conformity with the uses permitted in the land use district in which the property is located without impairing the constitutional rights of the owner or occupant. [Source: 18.65.020.E.2]
3. The improvement which exists on the property is such that to require the property to be used only for uses permitted in the applicable land use district would not impair the constitutional rights of the owner or occupant. [Source: 18.65.020.E.3]
18.200.05018.200.060 Nonconforming Signs
A. Continuation. A nonconforming sign or sign structure that was lawfully erected or displayed but that does not conform with currently applicable requirements is a nonconforming sign and may be displayed, except as otherwise provided in this Cchapter. [Source: 18.65.040.A] Part 5 – Zoning Ordinance Administration Chapter 18.200 Public Review Draft – October 2025
39 B. General Rregulations. The following regulations apply to each nonconforming sign: [Source:
18.65.040.B]
1. No nonconforming sign shall be moved or enlarged unless the new location or enlargement conforms to the regulations for the zoning district in which the sign is located. [Source: 18.65.040.B.1]
2. A nonconforming sign that has been more than 50 percent% destroyed shall be removed. A nonconforming sign that has been less than 50 percent% destroyed, as determined by the Bchief building Oofficial (and the destruction is other than facial copy replacement), may be restored if construction begins within 90 calendar days of destruction. If construction does not begin within 90 calendar days, the owner shall remove the sign. [Source: 18.65.040.B.2]
3. An owner of a nonconforming sign is required to make the sign conform to the requirements of this chapter if the owner proposes: [Source: 18.65.040.B.3] a. To alter the sign, other than a change in sign copy; or [Source:
18.65.040.B.3.a]
b. To expand or enlarge the building or land use where the sign is located, and the sign is affected by the construction, alteration or enlargement, and the cost of alterations to the sign exceeds 50 percent% of the replacement cost of the sign, as determined by the Bchief building Oofficial. [Source: 18.65.040.B.3.b] Chapter 18.205 Noticing Requirements
40 Chapter 18.205
Noticing Requirements
Part 5 – Zoning Ordinance Administration Chapter 18.205 Public Review Draft – October 2025
41 Chapter 18.205 Noticing Requirements
Sections
18.205.010 General Notice Requirements
18.205.020 Contents of Notice
18.205.030 Summary of Notice Requirements
18.205.010 General Notice Requirements
A. A. General. Whenever a public hearing is required to be held, notice of the public hearing shall be given in accordance compliance with this Cchapter. These requirements are based on the statutory requirements found atestablished in Government Code Ssections 65090 and, 65091, and 65854. Unless stated otherwise, notice must be given at least 10 calendar days before the public hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property. [Source: 18.80.010] B. In addition to the notices sent to the applicant and other property owners under PHMC §
18.80.030, required by this Chapter and State law, notice shall also be mailed or delivered to any person who has filed a written request for notice with the Ccity Cclerk. The Ccity may charge a fee which is reasonably related to the cost of providing this service. Requests for notice must be renewed annually. [Source: 18.80.010]
C. Notice shall also be sent to each local agency expected to provide water, sewage, streets, roads, schools, or other essential facilities or services to the project, whose ability to provide those facilities and services may be significantly affected. [Source: 18.80.010] D. The failure of any person or entity to receive notice shall not constitute grounds for any court to invalidate the actions of the Ccity for which the notice was given. [Source: 18.80.010] E. A public hearing conducted under this part in compliance with this Chapter and State law may be continued from time to time to a specific date and time, without additional notice. [Source:
18.80.010]
F. In addition to the notice requirements set forth here, the The Zzoning Aadministrator may give notice of a public hearing in any other manner theyhe or she deems necessary or desirable, or when the decision will constitute a substantial and significant deprivation of the property rights of other landowners. [Source: 18.80.010]
18.205.020 Contents of Notice
When a notice of a public hearing is required, the notice shall include the following information: [Source:
18.80.020]
A. A general description (in text or by diagram) of the location of the property that is the subject of the hearing; [Source: 18.80.020.A]
B. A general explanation of the matter to be considered; [Source: 18.80.020.B] Chapter 18.205 Noticing Requirements
42 C. The date, time, and place of the public hearing; [Source: 18.80.020.C] D. The identity of the hearing officer or body; [Source: 18.80.020.D] E. A reference to application materials on file for detailed information; [Source: 18.80.020.E] F. A statement that any interested person may appear and be heard; and [Source: 18.80.020.F] G. Other information which is required by statute or specific provisions of this chapter or which the zoning administrator deems necessary or desirable. [Source: 18.80.020.G]
18.205.030 Summary of Notice Requirements
A. Notice of a public hearing shall be given for a particular matter in compliance with Table 18.205- A (Summary of Notice Requirements). [Source: 18.80.030] B. All notices shall be published at least once in a newspaper of general circulation, at least 10 calendar days before the public hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property. [Source:
18.80.030]
B.C. Alternative Noticing. In compliance with Government Code Section 65091, if the number of property owners to whom notice would be mailed is greater than 1,000, the City may instead provide notice by placing a display advertisement of at least one-eighth page in at least one newspaper of general circulation in the City. The newspaper advertisement shall be in circulation, at least 10 calendar days before the hearing, or at least 20 calendar days if for a proposed Zoning Ordinance Amendment that affects the permitted uses of real property.
Part 5 – Zoning Ordinance Administration Chapter 18.205 Public Review Draft – October 2025
43 Table 18.205-A
Summary of Notice Requirements
Action Published
Notice
Notice Mailed to
Applicant
Notice Mailed to
Owners Within
300 Feet
Notice Mailed to
Residents
Within 300
Feet(1)
Adult Use
Development
PermitZoning
Permit
X– X– X– X–
Amendment,
Zoning Ordinance
X X X X
Amendment,
Zoning Map
X X X X
Architectural
Review Permit
– X – –
Creek Setback
Exception
– X X X
Development
Agreement
X X X –
Development Plan O X X X
Exception, Minor – X(34) X(34) X(34)
Home Occupation
Permit
O X X X
Master Sign
Program
– X – –
Sign Permit – X – –
Sign Permit,
Temporary
– – – –
Subdivision, Major O X X X
Subdivision, Minor O X X X
Use Permit O X X X
Use Permit, Minor – X X –
Use Permit,
Temporary
– O O –
Variance X X X X
Variance, Minor – X X –
Wireless
Communication
Facility “Section
6409(a)” Permit
– X X –
Zoning Permit – – – –
(-) Not Required
(X) Required
(O) Optional; if deemed significant by Zoning Administrator (1) Pursuant to Government Code section 65091, if the number of owners to whom notice would be mailed is greater than 1,000, the city may instead provide notice by placing a display advertisement of at least oneeighth page in a newspaper of general circulation in the city, at least 10 days before the hearing. (2) Notice shall be given to each resident within 300 feet of the applicant’s property, and to the applicant’s homeowner’s association, if there is one. However, if an apartment, condominium, or other multiple-family housing complex exists within the 300-foot radius, notice may be given only to the resident manager, management firm, or owner, in lieu of sending notice to each resident of the complex. (3) Pursuant to Health and Safety Codeection 1597.46(a)(3), the notice shall be sent only to owners within 100 feet of the exterior boundaries of the proposed use. (34) The Zzoning Aadministrator shall, within 20 calendar days after the application is deemed complete, notify all residents and property owners within 300 feet of the project site, and the Pplanning Ccommission and Ccity Ccouncil, that a decision will be made by the Zzoning Aadministrator to approve or denydisapprove the Mminor Eexception application on a date specified in the notice, and that a public hearing will be held only if requested in writing by any interested person before the specified date for the decision. When a hearing is requested, notice of the hearing shall be provided in complianceaccordance with this Cchapter. When multiple applications are submitted for a single site in conjunction with a request for a minor exception, and when any of these applications require planning commission review, the zoning administrator shall schedule a combined public hearing for all of the applications before the planning commission.
Chapter 18.205 Noticing Requirements
44