Loading...
HomeMy WebLinkAbout4.09 Community Dev Handouts 42-0 0 CITY OF DUBLIN AGENDA STATEMENT. City Council Meeting Date: September 8, 1986 SUBJECT: Community Development Handouts EXHIBITS ATTACHED: Draft Community Development Handouts as follows: (1) Variance; (2) Planned Development; (3) Zone Change; (4) Use Permit; (5) General Plan Amendment; (6) Subdivision; (7) Site Development Review; (8) Environmental Assessment. RECOMMENDATION: ir (1) Review Draft Community Development Handouts (2) Direct Staff to finalize and have printed. FINANCIAL STATEMENT: Sufficient funds have been budgeted for printing. DESCRIPTION: As part of the 1986 City Council Goals and Objectives, Staff has worked on a number of Community Development Handouts. The Handouts are intended to help the public understand the various planning application processes. Staff has worked with Robert Schubert, Planning Consultant, in developing eight handouts relating to (1) Variances, (2) Planned Developments, (3) Zone Changes, (4) Use Permits, (5) General Plan Amendments, (6) Subdivisions, (7) Site Development Review, and (8) Environmental Assessments. The handouts utilize a question-and-answer format. Each begins with a question asking what a particular application is about; e. g. , "What is a variance?" or -"What is a use permit?". The question is then followed by an answer. The.•remaining questions and answers vary slightly with each handout, generally asking whether a particular permit is required, who makes the decision, what steps are involved in processing the permit, how long it will take, and who should be contacted for additional information. The handouts attached are drafts, which have been reviewed by Development Services Staff for content; the final format and layout may differ slightly in that the handouts will be sent out for printing. F ITEM NO. ` C► COPIES TO: Planning Department • THE LAYPERSON'S GUIDE TO APPLYING FOR A VARIANCE • WHAT IS A VARIANCE? If you want to build a project that does not conform to certain City zoning standards, a variance application must be processed before a building permit can be issued. Since approval of a variance takes additional time and expense, you should consider redesigning the project to meet all zoning standards before submitting an application for a variance. Here are some examples of typical variance requests: 1. Can I build a fence which is taller than allowed? 2. Can I build an addition which is closer to my property line than allowed? 3. Can I build an addition which is larger than allowed? HOW CAN I FIND OUT WHETHER A VARIANCE IS NEEDED? You should first check with a planner to find out if you need a variance and whether a variance could be granted. The planner can tell you everything you need to know about variances, including what you need to submit, time estimates, and the filing fee: 11. HOW DOES THE CITY DECIDE WHETHER TO APPROVE A VARIANCE? Variance requests are usually decided by the Zoning Administrator at a public hearing. Some variance requests are heard by the Planning Commission in conjunction with another application that requires a Planning Commission decision. Each variance is a special case which must be decided on its own merits. The Zoning Administrator's decision must be based on three legal findings, supported by factual evidence. These findings are (1) that there is a unique physical situation, (2) that the variance would only grant parity with similar properties, and (3) that the variance would not be detrimental to the neighborhood. Four slightly different findings are required for sign variances. Inconvenience and cost are not grounds for granting any type of variance. The Zoning Administrator may impose conditions of approval such as time limitations, architectural and site approval, street dedications, and street and drainage improvements. rVilMrT DRAFT t :j 2 -1- • WHAT STEPS ARE INVOLVED IN PROCESSING A VARIANCE? When a variance is needed, construction cannot begin until the variance is approved by the Zoning Administrator and a building permit is obtained. Here are the steps: 1. Pre-application meeting: Before preparing detailed plans, you should set up a meeting with a planner to discuss your project. It's best if you bring a rough draft of your plan to this initial meeting. At the meeting, you should (1) explain your project to the planner, (2) determine any preliminary issues or concerns, (3) receive detailed submittal requirements, and (4) discuss the review process. 2. Application submittal: Consult a planner and a copy of the General Submittal Requirements to determine the items you need to submit for a complete application. An important item to include in your application submittal is a written statement. This statement should describe your variance request and should provide factual evidence to support each of the three mandatory findings which the Zoning Administrator must make in order to approve your request. Submit the application package to the Planning Department. r_- 3. Staff review: A Project Planner will be assigned to help coordinate the application review process. The Project Planner will determine whether your submittal is complete. State Law requires the City to notify you within 30 days as to the status of your application submittal (whether it is complete or incomplete) . If it is complete, it will be referred to other public agencies (police, fire, building, engineering, etc. ) for review and comment. If it is incomplete, processing will be delayed. Staff will also determine whether your proposal will need an environmental assessment. Typically, minor variances do not have a significant environmental impact. Upon completion of staff review, a Zoning Administrator hearing will be scheduled. 4. Zoning Administrator hearing: State Law requires that at least 10 days prior to the hearing, notices be sent to you and all property owners within 300 feet of your property. During the public hearing, the Zoning Administrator will accept testimony from you, Staff, and the public. The Zoning Administrator will then make a decision on the application. -P)- 5. Appeal period: After the Zoning Administrator makes a decision, it may be appealed to the Planning Commission within 10 days of the decision. Appeals may be filed by you or by any other person affected by the decision. This may be done by submitting a letter to the Planning Department which states the specific reasons for the appeal. The Planning Commission acts on an appeal at a public hearing. The decision of the Planning Commission may be appealed to the City Council in the same manner. 6. Building permit: If no appeal is filed and the appeal period expires, the decision becomes final. If the application was approved, you may apply for a building permit and must comply with any conditions of approval. HOW LONG WILL IT TAKE TO PROCESS A VARIANCE? The length of time involved in processing a variance depends upon the completeness of the application, the complexity of the request, and various State and local processing requirements. For example, public notice needs to be given at least 10 days before the public hearing, and there is a 10-day appeal period after action is taken. Staff review, interagency coordination, and discussion with the applicant and general public need to be considered. An environmental assessment or appeal would lengthen the processing time. As a rough time estimate, recent variance applications have gone to public hearing within an average of eight weeks after the submittals were found complete. Allowing two additional weeks for the appeal period, the estimated time for overall processing of a variance would be ten (10) weeks from the time that the application submittal was completed. WHEN.MUST THE VARIANCE BE USED? If the approved variance is not established within one year of the date of approval( it will expire and become invalid. • ► -3- • °9T617-6Z8(5Tt) °Tag '895176 pTuzo3TTeD 'uTTgnU 'Q a4TnS "PATH uTTgc1 0059 TIGW4a2d0Q buTUUPTd uTTgnQ auk gTsTA .zo TTeD ZNOIIVWUO NI 'lVNOIZIQQV UOd TIKJ I OQ OHM • •asua;;o agpapdas p pazapTsuoD sT sq.STxa uoTgpToTA aqq. App daps •stuoui xTS o1 do paTTp c pup 00'00S$ oq do pauT; ag Apui uoTgoTAUOO uodn pup .zoupauraps•nu 2 JO A4TT115 sT aoupurpzO auk SagpToTA Ot1M auotIup gegq. sagP4s aoupuTp.JO buTuoZ uTTgnU Jo ALTO NI =Mad E IIUME QNFI 'A FZ IGOHS,IM MOM IHVIS I 3I SNHddVH J HM THE LAYPERSON'S GUIDE TO APPLYING FOR A PLANNED DEVELOPMENT WHAT IS A PLANNED DEVELOPMENT? A Planned Development (PD) is a special type of zoning that establishes its own unique zoning requirements including building setbacks, building heights, and the types of uses permitted. A Planned Development does not need to follow standard zoning requirements. It allows a development plan to have greater flexibility based on superior design and amenities. For example, the development plan may cluster single-family homes, townhouses, and apartments along with community facilities in a pattern that is best suited to preserve the natural environment. • WHY HAVE A PLANNED DEVELOPMENT REZONING RATHER THAN A STANDARD REZONING? A Planned Development is intended to provide the community with: - .a better design . F.- more common and usable open space - enhanced natural features • - more development amenities • It provides the developer with a chance to: - design a development without being constrained by standard zoning requirements - provide a mixture of different kinds of uses - obtain a few more dwelling units or some additional floor space I k z. DRAFT • _l_ • HOW IS A PLANNED DEVELOPMENT PROCESSED? A Planned Development typically involves a change in zoning and a site development review, which are often processed concurrently. All Planned Development proposals must be considered during public hearings before the Planning Commission and the City Council. There are typically five steps involved in processing a Planned Development proposal: 1. Pre-application meeting: Prior to submitting a Planned Development application, you should set up a meeting with a planner to discuss your project. It is best if you bring a rough draft of your plan to this initial meeting. At the meeting, you should (1) explain your project to the planner, (2) determine any preliminary issues or concerns, (3) receive detailed submittal requirements, and (4) discuss the review process. 2. Application submittal: Consult a planner and a copy of the Planned Development Rezoning Submittal Requirements to determine what items are needed for a complete application submittal. The planner can tell you which submittal requirements- can be waived for your project. The application packet must be filed with the Planning Department. The plan must show that a civil engineer, an architect, or a landscape architect participated in its preparation. A Project Planner will be assigned to help coordinate the application review process. 3. Staff review: The Project Planner will determine whether your submittal is complete. State Law requires the City to notify the applicant of the submittal status (whether it is complete or incomplete) within 30 days of the submittal. If the application is complete, it will be referred to other public agencies (police, fire, building, engineering, etc. ) for review and comment. If it is incomplete, processing will be delayed. A planner will also determine whether your project will require an environmental document. Typically, Planned Developments require the preparation of either a Negative Declaration or an Environmental Impact Report (EIR) . Upon completion of Staff review and the environmental document, a Planning Commission hearing on the Planned Development proposal will be scheduled. -2- 4. Planning Commission hearing: State Law requires that, at least 10 days prior to the Planning Commission hearing, notices be sent to you and the surrounding property owners. During the hearing, the Planning Commission will accept testimony from you, Staff, and the general public. Upon completion of the public hearing, the Planning Commission will recommend that the City Council either approve, deny, or conditionally approve the project. 5. City Council hearing: At least 10 days prior to holding a public hearing to consider the Planning Commission's recommendation, a hearing notice will be sent to you and surrounding property owners. The City Council will accept testimony from you, Staff, and the public during the hearing. Because a Planned Development involves rezoning property, the City Council must consider the item at two public hearings (referred to as the First and Second Readings) . After the second reading, if the City Council approves the Planned Development, it becomes effective 30 days later. 6. Building Permit: - Once the 30 days have passed, you may apply for a building permit and must comply with any conditions of approval. HOW LONG WILL .,IT TAKE TO PROCESS A PLANNED DEVELOPMENT? The length of time involved in processing a Planned Development depends upon the completeness of the application, the complexity of the request, and various State and local processing requirements. For example, public notice needs to be given at least 10 days before the public hearing, and there is a 10-day appeal period after action is taken. Staff review, the environmental assessment, interagency coordination, and discussion with the applicant and general public need to be coordinated. As a rough time estimate, recent Planned Development applications have gone to public hearing within about one and one-half months after the submittals were found complete. Allowing two additional months for City Council hearings and the 30-day effective period, the estimated time for overall processing of a Planned Development would be four and one-half months from the time that the application submittal was completed. ► -3- • WHEN MUST CONSTRUCTION BEGIN? You must begin construction within two years of the Planned Development - approval. If construction is not started within this period, or if construction is not in accordance with approved plans, the Planning Commission can review the Planned Development and recommend rezoning the site. WHO DO I CALL FOR ADDITIONAL INFORMATION? Call or visit the Dublin Planning Department at 6500 Dublin Blvd. , Suite D, Dublin, California 94568, tel. (415)829-4916. • • -4- • THE LAYPERSON'S GUIDE TO APPLYING FOR A ZONE CHANGE • WHAT IS A ZONE OR DISTRICT? The City is divided into several Zoning Districts. Each District is established to encourage and regulate the location of specific uses. Some areas of the City are zoned for residential uses, while other areas are zoned for commercial or. industrial uses. Examples include: R-l: Single-Family Residential District C-0: Administrative Office District C-N: Neighborhood Business District C-1: Retail Business District C-2: General Commercial District M-l: Light Industrial District WHAT IS A ZONE CHANGE? A zone change or rezoning is a procedure whereby you may request the City to change the zoning classification of your property from one district to another. An example would be a request to change a property from the Single Family Residential District to a Multi-Family Residential District. DO I NEED A ZONE CHANGE? You should first check with a planner to find out whether your project requires a zone change. WHAT STEPS ARE INVOLVED IN PROCESSING A ZONE CHANGE? A zone change involves a public hearing before both the Planning Commission and the City Council. If a zone change is required, construction or operation of a use cannot begin until the zone change request is approved and any necessary building permits are obtained. Here are the steps: DRAFT �� c.3 3 • 1. Pre-application meeting: You should set up a meeting with a planner to discuss your project before preparing any detailed plans. At the meeting, you should (1) explain your project to the planner, (2) determine any preliminary issues or concerns, (3) receive detailed submittal requirements, and (4) discuss the review process. The planner can advise you as to whether a General Plan Amendment is also required. The General Plan Amendment application can be processed either concurrently with or prior to the zone change request. A planner can tell you everything you need to know about zone changes, including past zoning history of the site or similar zone change requests in the City to help you decide whether you want to apply. 2. Application submittal: Application forms can be obtained from and submitted to the Planning Department. Ask a planner what items are required for submittal, or check the General Submittal Requirements list available in the Planning Department. 3. Staff review: Once you've submitted your application packet, a Project Planner will be assigned to help coordinate the application review process. The Project Planner will determine whether your submittal is complete. State Law requires the City to notify you within 30 days as to whether your application is complete or incomplete. If it is complete, your application will be referred to other publip agencies (police, fire, building, engineering, etc.) for review and comment. A planner will also determine whether your proposal will require an . environmental assessment. Depending upon the particular project, either a Negative Declaration or an Environmental Impact Report (EIR) will be required. Upon completion of the Staff review and the environmental document, a Planning Commission public hearing will be scheduled. 4. Planning Commission hearing: State Law requires that, at least 10 days prior to the Planning Commission hearing, notices be sent to you and surrounding property owners. During the hearing, the Planning Commission will accept testimony from you, Staff, and the public. The Planning Commission will then make a recommendation to the City Council. 5. City Council hearing: At least 10 days prior to holding a public hearing to consider the Planning Commission's recommendation, a hearing notice will be sent to you and surrounding property owners. The City Council will accept testimony from you, Staff, and the public during the hearing. In order to rezone property, the City -2- Council must consider the item at two public hearings (referred to as the First and Second Readings) . After the second reading, if the City Council approves the zone change, it becomes effective 30 days later. 6. Building permit: Once the 30 days have passed, you may apply for a building permit and must comply with any conditions of approval. HOW LONG WILL IT TAKE TO PROCESS A ZONE CHANGE? The length of time involved in processing a zone change depends upon the completeness of the application, the complexity of the request, and various State and local processing requirements. For example, public notice needs to be given at least 10 days before the public hearing, and there is a 10-day appeal period after action is taken. Staff review, the environmental assessment, interagency coordination, and discussion with the applicant and -general public need to be considered. As a rough time estimate, recent zone change applications have gone to public hearing within about one month after the submittals were found complete. Allowing two additional months for City Council hearings and the 30-day effective period, the estimated time for overall processing of a zone change would be four months from the time that the application submittal was completed. . r_• WHEN MUST THE ZONE CHANGE BE USED? • Once the City Council approves a zone change, it becomes effective 30 days later. A zone change remains in effect indefinitely or until the City Council approves another zone change for the same property. WHO DO I CALL FOR ADDITIONAL INFORMATION? Call or visit the Dublin Planning Department at 6500 Dublin Blvd. Suite D, Dublin, California 94568, tel. (415)829-4916. -3- THE LAYPERSON'S GUIDE TO APPLYING FOR A USE PERMIT WHAT IS A USE PERMIT? • Some uses of property require careful review so that the use will not create problems to their surroundings. These are called conditional uses. They require a Use Permit, which is a discretionary permit that may or may not be allowed according to the intent of the Zoning District. There are two types of Use Permits within the City of Dublin. 1) A Conditional Use Permit requires approval by the City Planning Commission for such uses as: - a pre-school or church in a Residential District - a recycling center or hotel in a Retail Business District - a gas station or kennel in a General Commercial District - a concrete batching plant or auto dealership in a Light Industrial District. 2) An Administrative Conditional Use Permit requires approval by the City's Planning Director for temporary uses such as Christmas Tree lots, pumpkin patches, or special promotional signs or balloons. HOW CAN I FIND OUT IF I NEED A USE PERMIT? Look in the City of Dublin Zoning Ordinance at the list of conditional uses for the Zoning District in which your property is located. If the use you wish to establish is listed as a conditional use, a Use Permit is required. Another way to find out is to ask a planner. HOW DOES THE CITY DECIDE WHETHER TO APPROVE A USE PERMIT? Conditional Use Permit requests are decided by the Planning Commission at a public hearing. Administrative Conditional Use Permit requests are decided by the Planning Director and do not require a public hearing. The decision must be based on findings supported by factual evidence that the use (1) would be required by the public need, (2) would be properly related to other uses of property and services in the area, (3) would not adversely affect the health or safety of persons living or DRAFT -1- =jI working in the neighborhood, and (4) would meet the standards established for the particular Zoning District in which the property is located. The Planning Commission or Planning Director may approve the application, deny it, or approve it subject to conditions of approval. A condition of approval may, for example, set limitations on the time of day for the conduct of the requested activities. WHAT ARE THE STEPS INVOLVED IN PROCESSING A USE PERMIT? When a Conditional Use Permit or Administrative Conditional Use Permit is needed, construction or operation of the use or business cannot begin until the Use Permit is approved and any needed building permit is obtained. The Planning Commission acts on Conditional Use Permits, and the Planning Director acts on Administrative Conditional Use Permits. Here are the steps: 1. Pre-application meeting: You should set up a meeting with a planner to discuss your project before preparing detailed plans. At the meeting, you should (1) explain your project to the planner, (2) determine any preliminary issues or concerns, (3) receive detailed submittal requirements, and (4) discuss the review process. • 2. Application submittal: Consult a planner or a copy of the General Submittal Requirements to determine what items are needed for a complete application. An important- item to include in your application submittal is a written statement. This statement should describe your Use Permit request and should provide factual evidence to support each of the mandatory findings which the Planning Commission/Planning Director must make in order to approve your request. Submit the application package to the Planning Department. 3. Staff review: A Project Planner will be assigned to help coordinate the application review process. The Project Planner will determine whether your submittal is complete. State Law requires the City to notify you within 30 days as to the status of your application submittal (whether it is complete or incomplete) . If it is complete, it will be referred to other public agencies (police, fire, building, engineering, etc. ) for review and comment. If it is incomplete, processing will be delayed. The Project Planner will also determine whether your proposal will need an environmental assessment. Typically, minor Conditional Use Permits and Administrative Conditional Use Permits do not have a significant environmental • -2- impact. Upon completion of staff review, a Planning Commission hearing will be scheduled for a Conditional Use Permit, or the Planning Director will act on an Administrative Conditional Use Permit. 4. Planning Commission hearing: State Law requires that at least 10 days prior to the hearing, notices be sent to you and all property owners within 300 feet of your property. During the public hearing, the Planning Commission will accept testimony from you, Staff, and the public. The Planning Commission will then make a decision on the application. 5. Appeal period: After the Planning Commission makes a decision, it may be appealed to the City Council within 10 days of the decision. (In the case of an Administrative Conditional Use Permit, the Planning Director's decision may be appealed to the Planning Commission within five days.) Appeals may be filed by you or by any other person affected by the decision. This may be done by submitting a letter to the Planning Department which states the specific reasons for the appeal. 6. Building permit: If no appeal is filed and the appeal period expires, the decision becomes final. If the application was approved, you may apply for a building permit and must comply with any conditions of approval. HOW LONG DOES•IT TAKE TO PROCESS A USE PERMIT? The length of time involved in processing a Conditional Use Permit depends upon the completeness of the application, the complexity of the request, and various State and local processing requirements. For example, public notice needs to be given at least 10 days before the public hearing, and there is a 10-day appeal period after action is taken. Staff review, interagency coordination, and discussion with the applicant and general public need to be considered. An environmental assessment or appeal would lengthen the processing time. As a rough time estimate, recent Conditional Use Permit applications have gone to public hearings within about five weeks after the submittals were found complete. Allowing two additional weeks for the appeal period, the estimated time for overall processing of a Conditional Use Permit would be seven weeks from the time that the application submittal was completed. • -3- An Administrative Conditional Use Permit typically does not take as long as a Conditional Use Permit in that no public hearing is required. The estimated processing time is two weeks, plus one additional week for the appeal period. A minor Administrative Conditional Use Permit such as a grand opening advertising display takes a minimum of 10 days including the appeal period. WHEN MUST THE USE PERMIT BE USED? If the approved use permit is not used within one year of the date of approval, it will expire and become invalid. WHAT HAPPENS IF I START WORK WITHOUT A USE PERMIT AND A BUILDING PERMIT? The City of Dublin Zoning Ordinance states that anyone who violates the Ordinance is guilty of a misdemeanor and upon conviction can be fined up to $500 and jailed up to six months. Each day the violation exists is considered a separate offense. WHO DO I CALL FOR ADDITIONAL INFORMATION? Call or visit the Dublin Planning Department at 6500 Dublin Blvd., Suite D, Dublin, California 94568, tel. (415)829-4916. • -4- • • THE LAYPERSON'S GUIDE TO APPLYING FOR A GENERAL PLAN AMENDMENT WHAT IS THE GENERAL PLAN? The General Plan is a long-range, comprehensive plan to guide the day-to-day physical development decisions that shape the social, economic, and environmental character of the City. The City of Dublin adopted its General Plan in 1985. The General Plan contains maps and policies directing the arrangement of land uses and circulation systems to serve the City at full development. WHAT IS A GENERAL PLAN AMENDMENT? A General Plan Amendment is a procedure whereby you may request the City to modify the policies or land use designations contained in the General Plan. The General Plan can be amended as often as four times a year. Here are some examples of General Plan Amendment requests: 1. Can the land use designation of my property be changed from Medium Density Residential to Retail/Office? 2. Ch a major street proposed in the General Plan be extended to provide access to my property? 3. Can the land use designation of my property be changed from Single-Family Residential to Medium Density Residential? DO I NEED A GENERAL PLAN AMENDMENT? You should first check with a planner to find out whether your proposed project is consistent with the General Plan. Most projects do not need a General Plan Amendment. If a General Plan Amendment is required, the City Council will need to • decide whether or not to authorize a General Plan Amendment Study. If the City Council authorizes a study and you are requesting that the General Plan map designation of your property be changed to another land use, a rezoning may be required. The rezoning application can be processed either together with the General rry 3 :151 ga DRAFT _16LJ J -1- • Plan Amendment request or after it is approved. A planner can tell you everything you need to know about General Plan Amendments, including whether a rezoning is required, what you need to submit, filing deadlines, and the filing fee. WHAT STEPS ARE INVOLVED IN PROCESSING A GENERAL PLAN AMENDMENT? If a General Plan Amendment is required and authorized by the City Council, construction cannot begin until the request is approved and a building permit is obtained. Here are the steps: 1. Pre-application meeting: You should set up a meeting with a planner to discuss your project before preparing any detailed plans. At the meeting, you should (1) explain your project to the planner, (2) determine any preliminary issues or concerns, (3) receive detailed submittal requirements, and (4) discuss the review process. 2. Application submittal: Consult a planner and a copy of the General Submittal Requirements to determine the items you need to submit for a complete application. Submit the application package to the Planning Department. 3. Staff review: A Project Planner will be assigned to help coordinate the application review process. The Project Planner will determine whether your submittal is complete. State Law requires the City to notify you within 30 days as to whether your application submittal is complete or incomplete. If it is complete, it will be referred to other public agencies (police, fire, building, engineering, etc. ) for review and comment. If it is incomplete, processing will be delayed. Staff will also determine whether your proposal will need an environmental assessment. A General Plan Amendment will either require a Negative Declaration or an Environmental Impact Report. Upon completion of Staff review and the environmental document, a Planning Commission hearing will be scheduled. 4. Planning Commission hearing: At least 10 days prior to the hearing, notices will be sent to you and surrounding property owners. During the public hearing, the Planning Commission will accept testimony from you, Staff, and the public. The Planning Commission does not make the final decision on a General Plan Amendment; rather, they make a reconunendation to the City Council. • -2- • • 5. City Council hearing: Following the Planning Commission recommendation on the General Plan Amendment, a City Council public hearing will be scheduled. The City Council may approve, modify, or deny the recommendation of the Planning - Conmission. HOW LONG WILL IT TAKE TO PROCESS A GENERAL PLAN AMENDMENT? The length of time involved in processing a General Plan Amendment depends upon the completeness of the application, the complexity of the request, and various State and local processing requirements. For example, public notice needs to be given at least 10 days before the public hearing, and there is a 10-day appeal period after action is taken. Staff review, the environmental assessment, interagency coordination, and discussion with the applicant and general public need to be considered. Staff may be able to further discuss potential processing time with you. WHEN MUST THE GENERAL PLAN AMENDMENT BE USED? • A General Plan Amendment becomes effective immediately after City Council adoption. A General Plan Amendment remains in effect indefinitely or until the City Council adopts another General Plan Amendment for the same property. r_- WHO DO I CALL FOR ADDITIONAL INFORMATION? Call or visit the Dublin Planning Department at 6500 Dublin Blvd. Suite D, Dublin, California 94568, tel. (415)829-4916. -3- THE LAYPERSON'S GUIDE TO APPLYING FOR A SUBDIVISION WHAT IS A SUBDIVISION? A subdivision is a procedure for dividing property into smaller areas of land called parcels or lots. Normally, a subdivision is requested for the purposes of selling, leasing, or financing the parcels. WHAT'S THE DIFFERENCE BETWEEN A MINOR SUBDIVISION MAP, A MAJOR SUBDIVISION MAP, A TENTATIVE MAP, A FINAL MAP, A PARCEL MAP, AND AN AIR SPACE SUBDIVISION? A Minor Subdivision is a subdivision of four or fewer lots. A Parcel Map is a map that creates a Minor Subdivision. A Major Subdivision is a subdivision of five or more lots. A Final Map (also called a Tract Map) is a map that creates a Major Subdivision. A Tentative Map is a map showing the design of a proposed Major (also called a Tentative Tract Map) or Minor (also called a Tentative Parcel Map) Subdivision. • An Air Space Condominium Subdivision involves the interior subdivision . of a building into, units for individual ownership. This type of subdivision may include residential, commercial, office, or industrial buildings. Regardless of the number of units involved, an Air Space Subdivision is processed as a Major Subdivision even though they usually involve a single parcel of land. WHAT.PROCESSING STEPS ARE INVOLVED? The subdivision process involves two phases. The first phase requires the preparation of a Tentative Map. The Planning Commission considers a Tentative Map at a public hearing and makes changes or adds conditions of approval. The second phase requires the subdivider to prepare a Final Map or Parcel Map in accordance with the conditions of approval on the Tentative Map. When approval of a subdivision is needed, parcels may not be sold until the Final Map or Parcel Map is approved by the City Council and recorded at the County Recorder's office. Building permits may not be issued until the Final Map or Parcel Map is recorded. Here are the specific steps: YER" DRAFT �v ► -1- 1. Pre-application meetings: If you wish to subdivide property, you should first discuss your proposed subdivision with a planner in the City's Planning Department. At the meeting, you should (1) explain your project to the planner, (2) determine any preliminary issues or concerns, (3) receive detailed submittal requirements, and (4) discuss the review process. The planner can let you know whether your subdivision meets the requirements of the City's General Plan, Zoning Ordinance, Subdivision Ordinance, and the State Subdivision Map Act. Following the initial meeting with a planner, you should meet with an engineer in the Engineering Department to discuss the public improvements that will be required. You will be responsible for all improvements necessary to serve all new parcels. These improvements may include streets, street lights, storm drains, water, sewage disposal, and any other improvements which are necessary for the project. In addition, park dedication requirements must be met for all residential subdivisions. 2. Application submittal: Application forms and pertinent filing information may be obtained from and submitted to the Planning Department. All Subdivision Maps must be prepared by a registered civil engineer or licensed land surveyor. 3. Staff review: A Project Planner will be assigned to help coordinate the application review process. The Project Planner will determine whether your Tentative Map application package is complete. State Law requires the City to notify you within 30 days as to whether your application submittal is complete or incomplete. If it is complete, it will be referred to other public agencies (police, fire, engineering, building, etc. ) for review and comment. If it is incomplete, processing will be delayed. A planner will also determine whether your subdivision will require an environmental document. Upon completion of Staff review and the environmental document (if required) , a Planning Commission hearing will be scheduled. 4. Planning Commission hearing: At least 10 days prior to the hearing, notices will be sent to you and the surrounding property owners. During the public hearing, the Planning Commission will accept testimony from you, Staff, and the public. -2- 5. Appeal period: After the Planning Commission makesa decision, it may be appealed to the City Council within 15 days. Appeals may befiled by submitting a letter to the Planning Department stating the nature, extent, and reasons for the appeal. The City Council acts on an appeal at a public hearing. • 6. Final Map or Parcel Map: Following approval of the Tentative Map, you must . satisfy all conditions of approval and file improvement plans and a Final Map or Parcel Map with the Engineering Department. After all the Tentative Map conditions are satisfied, the Engineering Department will schedule the Final Map or Parcel Map for review and approval by the City Council. Following City Council approval of the Final Map or Parcel Map, it must be recorded at the County Recorder's Office. HOW LONG WILL IT TAKE TO PROCESS A SUBDIVISION? The length of time involved in processing a subdivision depends upon the completeness of the application, the complexity of the request, and various State 'and local processing requirements. For example, public notice needs to be given at least 10 days before the public hearing, and there is a 10-day appeal period after action is taken. Staff review, interagency coordination, and discussion with the applicant and general public need to be considered. An environmental assessment or appeal would lengthen the processing time. • . P,r As a rough time estimate, recent subdivision applications have gone to public hearing within about two months after the submittals were found complete. Allowing two additional weeks for the appeal period, the estimated time for overall processing of a major subdivision would be two and one-half months from the time that the application submittal was completed. • WHEN MUST THE FINAL MAP OR PARCEL MAP BE APPROVED? • An approved Tentative Map expires 2-1/2 years after its approval. During the effective period of the Tentative Map, you may apply to extend the effective period by up to three years. To obtain approval of an extension of the effective period, you must show that the circumstances under which the Map was approved have not changed to the extent that a ' change in the design or improvements shown on the Tentative Map would be warranted. -3- • • THE LAYPERSON'S GUIDE TO APPLYING FOR A SITE DEVELOPMENT REVIEW WHAT IS A SITE DEVELOPMENT REVIEW? The Site Development Review process regulates the architecture, landscaping, signing, circulation, grading, and similar physical features of a project. When you propose to construct a new building or change the exterior features of a developed piece of property, Site Development Review is required. Site Development Review is known in other communities as Precise Development Plans, Architectural Review or Design Review. It is intended to promote orderly, attractive, and harmonious development within the City. DO I NEED A SITE DEVELOPMENT REVIEW? All non-residential and multi-family projects require Site Development Review approval. Typically, single-family houses do not need Site Development Review approval. Under very special circumstances, a Site Development Review may be waived. You should first check with a planner to find out whether your project requires a Site Development Review. WHAT STEPS ARE INVOLVED IN PROCESSING A SITE DEVELOPMENT REVIEW? No public hearing is required for Site Development Review unless your project also involves a Variance or a Conditional Use Permit. Here are the steps: 1. Pre-application meeting: You should set up a meeting with a planner to discuss your project before preparing detailed plans. It is best to bring a rough draft of your plan to this initial meeting. At the meeting, you should (1) explain your project to the planner, (2) determine any preliminary issues or concerns, (3) receive detailed submittal requirements, and (4) discuss the review process. . t 7 DRAFT -1- 2. Application submittal: Consult a planner or the General Submittal Requirements to find out what items are needed for a complete application submittal. Submit your application package to the Planning Department. It must include a site plan prepared by either a licensed civil engineer, land surveyor, architect, or landscape architect. 3. Staff review: A Project Planner will be assigned to help coordinate the application review process. The Project Planner will determine whether your application package is complete. State Law requires the City to notify the applicant within 30 days as to whether the application submittal is complete or incomplete. If it is complete, it will be referred to other public agencies (police, fire, building, engineering, etc.) for review and comment. If it is incomplete, processing will be delayed. A planner will also determine whether your proposal will require the preparation of an environmental document. Depending upon the particular development, the project may be categorically exempt or may require a Negative Declaration or an Environmental Impact Report (EIR) . Finally, the Planning Director will determine whether or not your proposal conforms with or may be conditioned to conform fully to the regulation of the Zoning Ordinance. If, in the opinion of the Planning Director, the proposal may cause the admission .cif dangerous or objectionable noise, odors, lights, dust, smoke, or vibrations, the Planning Director may refer the application to a consultant qualified to advise as to whether the proposal would conform with the applicable performance standards. The consultant prepares a written report. You will be required to pay the fee for the consultant's services. 4. Planning Director's action: At the conclusion of the staff review, the Planning Director will either approve, conditionally approve, or deny your proposal. 5. Appeal period: After the Planning Director makes a decision, it may be appealed to the Planning Commission within 10 days. Appeals may be filed by submitting a letter to the Planning Department stating the nature, extent, and reasons for the appeal. • -2- 1 -C- '9T6T7-6Z8(STT7) 'Taq '8951'6 2TuaogTTeO 'uTTgnu 'Q agTns '•pATg uTTgnu 0059 qe gUeur4apdaj bUTUUpTd uTTgnu at.{q gTSTA ao TTeO .NOLLVWHOJNI `IVNOLT1IQQK UO3 TIVD I OQ OHM •asuag;o ageaedas p paaapTsuoo sT SgsTxa uoTg2ToTA ate App wgg •Stjquout xTS og do paTT2 C pus 00'00S$ oq do pauT; aq UUO uoTgoTAUOO uodn pus aoueaurapsTm e JO ATITnb sT aoueuTp ro ate. Sa4eToTA ot.ZM auoAue gpt.{g sagpgs aoueuTpaO buTuoZ uTTgfQ go ATM NI Z.MaT Hli INHIATaOMAHU MIS V Sf1OHSIM ?NOM ZHjs 131 .gNaaavH adnM 'PTTeAUT auiooaq put eaTdxa TTTM qT 'TeAoadda go agep am go saeai oMq uT 1M pagsTTgeqsa got' sT MaTAag quauidoTaAaQ agTs panoadde am gI ZQHSfl HH ZIW2IIa / a-rnal makiorianaa ;TITS au Mani N3HM •pagaTduioo spM TeggTUtgns uoTgeoTTdde.aqq gem. aun eqq uroag smuout JTeq-auo pup aaam aq pTnoM MaTAa21 quamdoTaAeU O;TS p go buTssaooad TTeaano aog aurrg pagptuTgsa am 'pOTaad Teadde am JO; S3pGM TeuoTgTppe OMq buTMOTW agaTdutoo punog aaem sTegTTUigns am aagge st.{quout aaagq gnoge uTq rrM panoadde uaaq anpu SUOTgpoTTdde MaTAag quautdoTanaU agTs guaoaa 'agpurrgsa aurrq ubnoa p SV •a:tun buTssaooad at{q uat.{gbuaT pTnoM Teadde .zo quautssasse TeguaunioaTAUa uy •paaapTsuoo aq oq paau oTTgnd Teaauab pue queoTTdde at-( IT4TM uoTSSnosTp pup 'uoTgpuTpa000 AouabeaaquT 'MaTAaa ggegs -ua}{eq sT uoTgop aagge poTaad Teadde app-OT e sT aaagg 'aTdWexa ao3 •squauraaTnbaa buTssaooad TeooT pup agegs snoTaeA pup 'gsanbaa am go AgTxaTduioO am 'uoTgeoTTdde em go ssauagaTdutoO eqq uodn spuadap MaTAag quautdoTanaa agTs P BUTSSeOOad UT paATonuT aurrq go mbuaT Z.M EAMI ,INEINaO'IIASa HMS V ssIJOUd TIIM JNO'I MOH d l 0 1'0 THE LAYPERSON'S GUIDE TO ENVIRONMENTAL ASSESSMENTS WHAT IS AN ENVIRONMENTAL ASSESSMENT? An environmental assessment is a written evaluation of the effects of a project on the natural and man-made environment. All projects require review for compliance with the California Environmental Quality Act (CEQA) . Many small projects are categorically exempt. Other projects require an initial study which may result in the issuance of a Negative Declaration (ND) or may require the preparation of an Environmental Impact Report (EIR) . CEQA? INITIAL STUDY? ENVIRONMENTAL IMPACT REPORT? WHAT DOES IT ALL MEAN? There are a lot of terms associated with an environmental assessment. The following is a list of some of the most commonly used terms and their meanings: • California Environmental Quality Act (CEQA) : This was enacted by the State in 1970. CEQA establishes policies and guidelines for governmental agencies to follow, with the in ent of maintaining and preserving a high quality environment for both present and future generations. Categorical Exemption: The CEQA guidelines include a list of project categories which were determined not to have a significant effect on the environment and are therefore exempt from the provisions of CEQA. Projects which. are categorically exempt include minor changes and small additions to existing buildings, interior alterations, demolition of small buildings, and the construction of a new single-family home. Initial Study: An initial study typically consists of a project description, environmental setting, a checklist used in identifying possible environmental effects, and a discussion of ways to mitigate any significant effects identified. The purpose of an initial study is to identify environmental impacts early in the design of the project and to determine whether a Negative Declaration or an Environmental Impact Report is necessary. • ,� 'N. q= 8 DRAFT _l_ �� • Negative Declaration: This, is a written statement describing why a project will not have a significant effect on the environment and will not . require an Environmental Impact Report. A Negative Declaration is prepared for projects when - the initial study shows that there is no evidence that the project will have a significant effect on the environment. A Negative Declaration is also prepared when the initial study identified potentially significant effects but the project plans were revised or the applicant proposes to eliminate or mitigate the effects so that • they are no longer considered significant.' Environmental Impact Report (EIR) : This is an informational document providing the decision-makers and the general public with detailed information about the effects a project is likely to have on the environment. It lists ways to minimize the significant effects and it indicates alternatives to the proposed project. An EIR is typically prepared when the initial study shows there is substantial potential that the project may have a significant effect on the environment. HOW DO I KNOW IF MY PROJECT .NEEDS A NEGATIVE DECLARATION OR AN ENVIRONMENTAL IMPACT REPORT? A planner will determine whether your project is categorically exempt or whether it requires preparation of a Negative Declaration or an Environmental Impact . , Report. AsIIpart of the environmental review of your project, additional information or special studies may be required to adequately evaluate the project and determine the environmental impact, if any. DO I NEED TO APPLY SEPARATELY FOR ENVIRONMENTAL REVIEW? WILL IT ADD TO THE PROCESSING TIME FOR MY PROJECT? The environmental review is not a separate process;, it is carried out in conjunction with _ the processing of the planning application submittal for your project. The preparation of a simple Negative Declaration typically does not delay action on the project. However, special studies for a Negative Declaration or an EIR typically involve additional costs and time for preparation and .review of the document. • -2- • . F • if WHAT ARE THE BASIC PROCESSING STEPS IF A NEGATIVE DECLARATION IS REQUIRED? If the initial study determines that your project will not have a significant - effect on the environment, a planner will prepare a draft Negative Declaration. A notice that the Negative Declaration has been prepared is typically provided to the newspaper and to surrounding property owners within 300 feet of the project. A Negative Declaration has at least a 10-day public review period during which time the public may submit comments. After the review period is complete, the City may adopt the Negative Declaration and take action on your project. WHAT ARE THE BASIC STEPS INVOLVED IF AN EIR IS REQUIRED? If the initial study determines there is substantial potential that your project may have a significant effect on the environment, the City will select a consultant to prepare an EIR. You will then be required to make a deposit with the City to cover the costs of preparing the EIR. A preliminary draft EIR will then be prepared by the consultant. -The preliminary draft EIR is reviewed by the City staff. The consultant will then prepare a draft EIR for public distribution and review. Public review period for a draft EIR is not less than 30 days and not more than 90 days. Following completion of the public review period on the draft EIR, the consultant will evaluate comments received and prepare a written response which may be included as a revision to the draft EIR or may be included in .the final EIR. The consultant prepares the final EIR, which must be approved by the City prior to • acting upon your project. HOW LONG WILL IT TAKE? If your project is exempt, no additional time will be required beyond the normal processing time. However, if a Negative Declaration or EIR is required, the time required to process your project will be increased according to the amount of time required to prepare the environmental document. WHO DO I CALL FOR ADDITIONAL INFORMATION? Call or visit the Dublin Planning Department at 6500 Dublin Blvd. , Suite D, Dublin, California 94568, tel. (415)829-4916. -3-