Step 1 - Applicant Consideration of Project.
Early in the
consideration of a potential project, the applicant should
evaluate the present General Plan and Zoning Ordinance
provisions for the site. If the proposed General Plan
Amendment will change the existing zoning, an application
for a "zone change" must also be filed. A proposed land
use change should be compatible with surrounding uses and
provide a logical progression for the City's development. In
addition, the applicant is advised to review the proposed
amendment with surrounding residents and property owners
prior to a formal application.
Step 2 - Pre-application Conference.
Prior to submitting a
formal application, the applicant is advised to make an
appointment with a member of the Planning and Zoning staff
to discuss the feasibility of the request. This will allow
staff to review the relationship of the request with the
City's General Plan, Zoning Ordinance, and other applicable
City standards. In addition, the planner will review the
history of similar proposals, address possible environmental
concerns and review the required data and procedures.
Step 3 - Filing of Application.
The applicant should submit
a letter describing the requested General Plan Amendment,
pay the filing fee and submit other required information to
the Planning and Zoning staff. A staff planner will review
the material to make sure all the required information is
provided. The applicant will be notified within 30 days
after filing as to whether the application is complete or
what additional information is required.
Step 4 - Environmental Review.
All General Plan Amendment
requests are required to have an environmental assessment to
determine whether it is necessary to prepare an
Environmental Impact Report (EIR). If an EIR is required,
the applicant should request a meeting with a staff planner
to determine the procedure for EIR processing.
Step 5 - Staff Review for Planning Commission.
Following the
receipt of the required information, the planning staff will
study the request by reviewing the General Plan's current
policy or land use designation, conducting an investigation
of the site and assessing the impact or need for the
proposed change. A written staff report will be prepared for
the Planning Commission which will include a description of
the project and staff recommendations. A copy of this report
is available to the applicant on the Friday before the
scheduled Planning Commission hearing.
Step 6 - Planning Commission Review.
The Planning Commission
is required to hold at least one public hearing on the
proposed General Plan Amendment. At least ten (10) days
prior to the meeting, owners of property within 300 feet of
the subject site will be notified by mail of the forthcoming
hearing, and a notice of the Public hearing will be posted
at City Hall and in the local newspaper.
At the hearing, staff will present an oral report and
recommendation. This presentation will be followed by
testimony from the applicant and any other interested
persons who may wish to comment on the application. A report
of the findings and recommendation will be made by the
Planning Commission after evaluating the public testimony,
the staff report and the environmental information. The
Planning Commission will recommend approval or disapproval
of the proposed amendment. The recommendation of the
Planning Commission will then be forwarded to the City
Council.
Step 7 - City Council Review.
After the Planning Commission
review and recommendation, a public hearing will be
scheduled for the City Council. The same legal notifications
provided for Planning Commission consideration are also
provided for the City Council hearing. At the hearing, City
Council will consider the public testimony, staff report,
environmental information and the Planning Commission
recommendation. Following the receipt of public testimony,
the City Council may: (1) refer the matter back to Planning
Commission for further evaluation; (2) continue the hearing
to a specific time and place; or, (3) close the public
hearing and make their final decision then, or at a later
date. The decision of the City Council is final.
