Introduction
The Current Planning Division’s primary responsibility is the review of proposed development projects and land use changes for conformance with local and state regulations and policies. This section describes the development review process and the roles of those involved, a brief orientation to the principal regulations and policy documents that guide new development, and tips for effective participation in this process.
Applications/Activities Subject to Review
Many proposals for new construction, changes in land use or division of land require review and approval by the City. Depending upon the type and size of the proposal, different decision-makers are involved in the process, including City staff, the Design Review Board, the Park and Recreation Commission, the Planning Commission or the City Council. The following is a summary of various application types and the decision-makers involved (for specific requirements, see the Zoning Ordinance
and other chapters of the Municipal Code ).
Key: = Review Body R = Recommending Body F = Final Decision-making Body
F * = Final Decision-making Body, dependent upon application type or scale
Note: Multiple application types for the same property are reviewed together, with the final decision-maker being the highest level body required for any of the individual application types.
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Application |
Administrative Staff Review |
Design Review Board |
Comm. Dev. Director |
Zoning Administrator |
Planning Commission |
City Council |
Notes |
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Rezoning property |
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R |
F |
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Planned Development |
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Changing Zoning Code regulations |
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R |
F |
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General Plan amendment |
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R |
F |
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Small subdivision (4 or fewer lots) |
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F * |
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F * |
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See Zoning Code 15.03.050 |
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Large subdivision (5 or more lots) |
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F |
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Final map |
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F |
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Use Permit (allowing certain uses of properties) |
F * |
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F * |
F * |
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See Zoning Code Tables: 14.04.020 (residential districts), 14.05.020 (commercial districts), 14.05.022 (Downtown commercial districts), 14.06.020 (industrial districts) |
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Variance (major deviation from zoning regulations) |
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F |
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Exception (minor deviation from zoning regulations) |
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F* |
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F * |
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Height exceptions >5 ft. for non-residential buildings are reviewed by the Planning Commission. |
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Design Review |
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Single family homes : |
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New structures within 100’ of identified ridgeline |
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F |
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Additions to homes or new accessory structures within 100’ of identified ridgeline |
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R |
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F |
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Hillside lots (ave. slope >25%): new homes or accessory structures, ground floor additions >500 sf, any upper story addition, or roofline height increase |
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R (see note) |
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F |
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Zoning Administrator or public may request referral to the Design Review Board for recommendation |
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New 2-story homes or upper story additions or “lift-and-fill” additions |
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R (see note) |
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F |
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Zoning Administrator or public may refer to the Design Review Board for recommendation |
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New homes on flag lots |
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R (see note) |
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F |
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Zoning Administrator or public may refer to the Design Review Board for recommendation |
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New single-story homes or ground-floor additions (non hillside lots) |
n/a |
n/a |
n/a |
n/a |
n/a |
n/a |
No design review required . Only a building permit is necessary. |
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Second units : |
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When second story additions to home >500 sf, second story on detached building or within required setbacks, or units over 800 sf |
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R |
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F |
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All other second units |
F |
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Duplexes : |
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New duplexes or conversion of single-family home |
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R* |
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F |
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Zoning Administrator may refer to the Design Review Board for recommendation |
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Additions < 20% of existing |
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R |
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F |
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Zoning Administrator may refer to the Design Review Board for recommendation |
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Additions >20% of existing |
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R * |
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F |
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Multi-family (3+ units) : |
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New or relocated multi-family buildings |
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R |
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F |
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Additions < 20% of existing sf |
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R* |
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F |
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Zoning Administrator may refer to the Design Review Board for recommendation |
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Additions >20% of existing sf |
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R |
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F |
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Non-residential buildings : |
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Additions to non-residential buildings < 30% of existing sf to maximum of 750 sf |
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R* |
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F |
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Zoning Administrator may refer to the Design Review Board for recommendation |
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New non-residential buildings or additions >30% of existing sf |
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R |
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F |
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Grading : |
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Cutting more than 50 cu. yds. or filling over 50 cu. yds. per year |
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R* |
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F |
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Zoning Administrator may refer to the Design Review Board for recommendation |
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Cutting more than 1,000 cu. yds. or filling over 2, |