Advanced Zoning and Land Use in California

Size: px
Start display at page:

Download "Advanced Zoning and Land Use in California"

Transcription

1 Advanced Zoning and Land Use in California March 23, 2006 Land Use/Planning and Zoning Law; Subdivision Map Act; Vested Rights; Due Diligence and the Development Process Presented by: John P. Erskine Nossaman Guthner Knox & Elliott LLP Phone (949) Fax (949)

2 Introduction Land Use/Planning and Zoning Law - General Plan, Specific Plan, Zoning and Permit Issues Subdivision Map Act - Subdivision Map Process and Exactions Vested Rights (and Benefits) for Both Local Government and Land Owners Due Diligence and the Development Process 2

3 Overview of Planning and Zoning Law Local Regional and State government regulation of land development is accomplished through three parallel and interconnected types of control 1) Planning Controls (e.g. General and Specific Plans) - Planning and Zoning Law Community planning goals and development polices are determined 2) Environmental Controls (CEQA) - Public Resource Code and CEQA Guidelines Environmental review of both planning decisions and development permits to assure long-term environmental protection 3

4 Overview of Planning and Zoning Law (continued) 3) Subdivision and Permit Controls (Tentative Tract/Parcel Maps, Final Maps, Site Plans, CUPs, etc.) These land use controls operate together as a comprehensive and integrated set of tools 4

5 Brief History of Planning, Zoning and Subdivision Process in California Prior to the late 1960 s, Land Development was Controlled Primarily by Zoning and the Subdivision Process in California California s original Subdivision Map Act was enacted. Cal. Stats. 1907, C Zoning authorized by the U.S. Supreme Court in: Euclid v. Ambler Realty 272 U.S. 365 (1926) Subdivision Map Act amended to allow local government to require dedicated paved streets, minimal lot sizes, setbacks, utility easements, street and sidewalk widths Subdivision Map Act amended and expressed local regulatory power to control design and improvement 5

6 Brief History of Planning, Zoning and Subdivision Process in California (Continued) Congress enacted the National Environmental Policy Act (NEPA) Assemblyman Jack Knox authored, and the State Legislature enacted, the California Environmental Quality Act (CEQA) State comprehensive Planning & Zoning Law (Gov. Code ) requires community-wide General Plans prior to consideration of zoning and development. Doctrine of general plan consistency applicable to all zoning, subdivision maps and development permits. 6

7 Brief History of Planning, Zoning and Subdivision Process in California (Continued) California Supreme Court decided Friends of Mammoth v. Board of Supervisors (1972) 8 C 3d 247 determining that CEQA applies to private land development projects The number of appellate level cases involving land use regulations tripled the entire output of all decisions reported prior to

8 General Plan, Specific Plan and Zoning Police Power Basis for All Land Use Regulations Even though established by Common Law, is set forth in the California Constitution Confers on cities the power to make and enforce within [its] limits all local police, sanitary and other ordinances and regulations not in conflict with General Laws California Constitution Art XI 7 Cities have broad authority to protect the public health, safety and welfare of its residents. Berman v. Parker, 348 U.S. 246 (1954) 8

9 General Plan, Specific Plan and Zoning State Zoning Laws Pertaining to Adoption of Local Zoning Regulations are Not Grants of Authority but Minimum Standards A city s or county s power to control its own land use decisions derives from this inherent police power, not from the delegation of authority by the state Devita v. County of Napa, 9 Cal. 4th 763 (1995) 9

10 General Plan, Specific Plan and Zoning The Elasticity of a City s Police Power Can Cover a Wide Range of Municipal Interests Improved Aesthetics Metromedia, Inc. v. City of San Diego 26 Cal. 3d 848 (1980) Upholding in part city s total ban of offsite advertising. Public Art Fees Ehrlich v. City of Culver City 12 Cal 4th 854 (1996) Local Rent Control Regulations Birkenfeld v. City of Berkeley 17 Cal. 3d 129 (1976) Prohibition of Vacation Rentals for Less Than 30 Consecutive Days Ewing v. City of Carmel-by-the-Sea 234 Cal. App. 3d 1579 (1991) Court held that Carmel s ordinance prohibiting transient commercial use of residential property for remuneration for less than 30 consecutive days was a valid exercise of the City s land use authority under its police power. 10

11 Statutory Framework for Land Use, Zoning, Subdivision and Environmental Review Functions Establishment of local planning agencies and commissions. Government Code et. seq. General Plan and Specific Plans. Government Code et. seq. Zoning Regulations. Government Code et. seq. Development Agreements. Government Code et. seq. Permit Streamlining Act. Government Code et. seq. Subdivision Map Act. Government Code et. seq. California Environmental Quality Act. Public Resources Code et. seq.; California Code of Regs. Title 14 Section (CEQA Guidelines) Ralph A. Brown Act ( Brown Act ). Government Code et. seq. (Also known as the Open Meeting Act) Political Reform Act of 1974 as amended 11

12 General Plan, Specific Plan and Zoning General Plan Constitution for Future Community Development General Plan Adequacy: Mandatory and Optional Elements Adequacy (Government Code 65300). Requires General Plan to be comprehensive, long-term, internally consistent, complete. Mandatory Elements: 1) Land Use Element (Density standards and building intensity ) 2) Circulation Element (Existing and proposed transportation infrastructure) 3) Housing Element (Goals, policies and objectives for meeting identified housing needs) a) Cities have responsibility to meet RHNA numbers (see Committee for Responsible Planning v. City of Indian Wells 209 Cal. App. 3d 1005 (1989) b) Meet all economic segments of community (Government Code 65583) c) Density bonus law updated effective January 1, 2005 (see Government Code Section 65915) d) Must be updated every 5 years (Government Code 65588) 12

13 General Plan, Specific Plan and Zoning Mandatory Elements: (continued) 4) Conservation Element (Identification, conservation and use of natural resources) 5) Open Space Element (Preservation of open space) See Government Code 65560(b)(5) added in 2004 requiring preservation of Native American sites. 6) Noise Element (Identify and address noise sources in community) 7) Safety Element (Policies to address seismic, flood, tsunami, fire hazards) 13

14 General Plan, Specific Plan and Zoning General Plan Requirements/Consistency Analysis Determine that General Plan elements are current (checklist) General Plan may be amended only 4 times in calendar year (Government Code 65358(b)) Legislative approval adopted by resolution Specific Plan Vertical and horizontal consistency requirements (Napa Citizens v. Napa County Board of Supervisors) Additional restrictions? Zoning Standards and Overlays/Consistency Required Master or Area Plans Conditional Use Permits Required Variances, Conditional Exceptions and Special Permits 14

15 Discretionary Approvals For Residential Development Various Planning and Building Approvals Site Plan Review Architectural Review Committee PUDs Code Requirements 15

16 Subdivision Map Act Certificates of Compliance Lot Line Adjustments 16

17 Subdivision Map Act Subdivision Map Process Types of Subdivision Maps Tentative, Final Maps (5 or more parcels/lots) Parcel Map (4 or fewer parcels) Validity of Tentative or Final Map; Lifespan of Same (Initial 2 years can be extended up to an additional 12 months) Multiple Final Maps (36 month extensions see Government Code ) 17

18 Subdivision Map Act Tentative Subdivision Maps Extension Issues Mandatory extensions Off-site improvements for phased maps: up to 10 year maximum lifespan Development Agreement may extend map validity Discretionary extensions: up to 5 additional years Moratoria and litigation can toll lifespan Conditions of Approval (Government Code et. seq.; CEQA; General Plan) 18

19 Vested Rights Vested Rights Value of Vested Right Mechanisms Avco v. Coastal Commission, Late Vesting Rule Review of existing Development Agreements as buyer s counsel Statutory Development Agreement Required contents Development Plan specificity (Smart v. San Luis Obispo County Board of Supervisors) 19

20 Vested Rights Development Agreements (continued) Overall Validity (fee title vs. equitable ownership) Compliance with Agency s Procedures Resolution Review by both Legislative Body and Planning Commission Adoption by Ordinance Required Execution and Recordation Subject to Referendum (30 days following 2 nd reading) 20

21 Vested Rights Value of Development Agreement Time period protection New fees or regulations not applicable? Negotiated exactions No nexus/gov t Code protection California Late Vesting Rule: Perform substantial work (foundation and steel in the air) Incur substantial liabilities and Good faith reliance upon Validly Issued Permit 21

22 Vested Rights Vesting Tentative Maps Procedures Vesting Tentative Map Printed Conspicuously on Face of Tentative or Parcel Map (Government Code 66452(c)) Vesting When Application is Complete Protection against new Impact Fee Program Can freeze amount of fees at time application is complete Must be processed by local government No imposition of additional conditions Comparison of Development Agreement and Vesting Tentative Map Benefits for Applicants and Agencies Vesting tentative map vests rules not subsequent approvals 22

23 Vested Rights Development Agreements Does not bind other Governmental Agencies (e.g., school districts, state or federal agencies) Other Provisions Time period Product/Phasing Extraordinary exactions required? Fee protection? New fees? Freeze existing fees? 23

24 Statutes of Limitation CEQA 30 days with posted notice of determination 35 days with posted notice of exemption 180 days with no notice of determination posted Subdivision Map Act, General Plan Amendments, re-zones, development agreements, administrative approvals 90 days Williamson Act contracts 180 days Federal approvals 6 years Annexations 60 days 24

25 Due Diligence Due Diligence Overview Activities/investigations prior to securing purchase and sales agreement; during LOI period. Practical Applications Buyer and Seller s Counsel/Consultant s Role and Constraints During Due Diligence Period 25

26 Due Diligence Overview Review of Existing Uses On Property Conforming, Non-Conforming Uses Traffic, Noise, Air Quality, Water Quality Impacts of Existing Uses/Proposed Uses Multiple Jurisdictions/Agency Land Use Designation 26

27 Due Diligence Overview Review of Existing Uses On Property Current and Prior Planning Studies/Draft Staff Reports for Previously Approved Uses on Site Reports or Letters on File Regarding Site Prior Subdivision Applications. 27

28 Political Due Diligence Clients Interfacing with Elected Officials Analysis of decision-making body Term, pending elections Stability, relationship with staff Conflicts of interest issues Brown Act; ex parte communications pre and postapplications Legislative approvals Quasi-judicial/administrative approvals Political Reform Act; local campaign and gift ordinances 28

29 Other Land Use Considerations Interviewing Past/Proposed Members of Development Team (CEQA, Traffic and Community Relations Consultants) Preparation of Land Use Entitlement Applications Presentations/Administrative Record Moratoria (BILD v. Superior Court) Initiatives and Referenda Legislative vs. administrative approvals CC&Rs Current/pending development impact fees or fee increases 29

30 Contact John P. Erskine Nossaman Guthner Knox & Elliott LLP Von Karman Ave., Suite 1800 Irvine, CA Phone (949) Fax (949)

Advanced Zoning & Land Use in California

Advanced Zoning & Land Use in California Advanced Zoning & Land Use in California Lorman Education Service September 15, 2006 Presented by: Rick Friess, James Pugh, Audrey Huang & Sue Meyer Nossaman Guthner Knox & Elliott LLP Introduction Main

More information

Subdivision Map Act and CEQA Compliance:

Subdivision Map Act and CEQA Compliance: Subdivision Map Act and CEQA Compliance: Mechanisms for Success Under the Subdivision Map Act and How to Streamline the CEQA Process and Minimze Litigation Risks February 23, 2006 Presented by Gregory

More information

By: Christine Dietrick, City Attorney, San Luis Obispo

By: Christine Dietrick, City Attorney, San Luis Obispo By: Christine Dietrick, City Attorney, San Luis Obispo Topics to be covered General plans, specific plans, zoning regulations and design, conservation, and historic preservation tools Subdivisons Vested

More information

Legal Considerations Evaluating and Assessing Land Use Entitlements, Discretionary Approvals, and Other Key Issues

Legal Considerations Evaluating and Assessing Land Use Entitlements, Discretionary Approvals, and Other Key Issues Presenting a live 90 minute webinar with interactive Q&A Reviving Dormant Real Estate Projects: Legal Considerations Evaluating and Assessing Land Use Entitlements, Discretionary Approvals, and Other Key

More information

Presenting a live 90-minute webinar with interactive Q&A. Today s faculty features:

Presenting a live 90-minute webinar with interactive Q&A. Today s faculty features: Presenting a live 90-minute webinar with interactive Q&A Structuring Real Estate Development Agreements With Municipalities Leveraging Agreements for Long-Term Development Projects and Addressing Land

More information

Manual Part D 5-07 D 500

Manual Part D 5-07 D 500 Manual Part D 5-07 D 500 D 500 CITY PLANNING DEPARTMENT CASES D 510 AUTHORITY AND PROCEDURES D 511 POLICE POWER Numerous ruling by the courts (California Supreme Court and the United States Supreme Court)

More information

2014 FINAL AGREEMENT

2014 FINAL AGREEMENT DEVELOPMENT AGREEMENT THIS DEVELOPMENT AGREEMENT (the "Agreement") is made and entered into in the City of Coachella on the day of, 2014, by and between the CITY OF COACHELLA, a municipal corporation ("City"),

More information

ARTICLE 1 GENERAL PROVISIONS

ARTICLE 1 GENERAL PROVISIONS ARTICLE 1 GENERAL PROVISIONS SECTION 100 TITLE This Ordinance shall be known and cited as the "Rice Township Subdivision and Land Development Ordinance." SECTION 101 AUTHORITY Rice Township is empowered

More information

Policies in Other Cities Effective Limitation - Prohibition of STVR by Various Municipalities

Policies in Other Cities Effective Limitation - Prohibition of STVR by Various Municipalities Policies in Other Cities Effective Limitation - Prohibition of STVR by Various Municipalities Background: City of Venice, Florida [The] City council finds that resort dwelling rental activities in single-family

More information

APPENDIX B COMPLIANCE WITH THE GOVERNMENT CODE

APPENDIX B COMPLIANCE WITH THE GOVERNMENT CODE APPENDIX B COMPLIANCE WITH THE GOVERNMENT CODE A. GENERAL PLAN AMENDMENT PROCEDURE In general, local governments may not amend any of the mandatory elements of the General Plan (e.g. Land Use, Open Space,

More information

ASSEMBLY, No. 901 STATE OF NEW JERSEY. 218th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 2018 SESSION

ASSEMBLY, No. 901 STATE OF NEW JERSEY. 218th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 2018 SESSION ASSEMBLY, No. 0 STATE OF NEW JERSEY th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 0 SESSION Sponsored by: Assemblywoman BETTYLOU DECROCE District (Essex, Morris and Passaic) Assemblyman ROBERT AUTH

More information

A Guide to the Municipal Planning Process in Saskatchewan

A Guide to the Municipal Planning Process in Saskatchewan A Guide to the Municipal Planning Process in Saskatchewan A look at the municipal development permit and the subdivision approval process in Saskatchewan May 2008 Prepared By: Community Planning Branch

More information

Page 1 of 17. Office of the City Manager ACTION CALENDAR March 28, 2017 (Continued from February 28, 2017)

Page 1 of 17. Office of the City Manager ACTION CALENDAR March 28, 2017 (Continued from February 28, 2017) Page 1 of 17 Office of the City Manager ACTION CALENDAR March 28, 2017 (Continued from February 28, 2017) To: From: Honorable Mayor and Members of the City Council Dee Williams-Ridley, City Manager Submitted

More information

GOVERNMENT CODE - GOV

GOVERNMENT CODE - GOV GOVERNMENT CODE - GOV TITLE 7. PLANNING AND LAND USE [65000 66499.58] ( Heading of Title 7 amended by Stats. 1974, Ch. 1536. ) DIVISION 2. SUBDIVISIONS [66410 66499.38] ( Division 2 added by Stats. 1974,

More information

SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT August 30, 2007

SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT August 30, 2007 SANTA BARBARA COUNTY ZONING ADMINISTRATOR STAFF REPORT August 30, 2007 PROJECT: Detrana Entry Gates HEARING DATE: October 22, 2007 STAFF/PHONE: Sarah Clark, (805) 568-2059 GENERAL INFORMATION Case No.:

More information

Ordinance Page 1

Ordinance Page 1 ORDINANCE NO. 671 (AS AMENDED THROUGH 671.20) AN ORDINANCE OF THE COUNTY OF RIVERSIDE AMENDING ORDINANCE NO. 671 ESTABLISHING CONSOLIDATED FEES FOR LAND USE AND RELATED FUNCTIONS The Board of Supervisors

More information

ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DALY CITY REPEALING AND REPLACING CHAPTER RE: INCLUSIONARY HOUSING

ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DALY CITY REPEALING AND REPLACING CHAPTER RE: INCLUSIONARY HOUSING ORDINANCE NO. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF DALY CITY REPEALING AND REPLACING CHAPTER 17.47 RE: INCLUSIONARY HOUSING The City Council of the City of Daly City, DOES ORDAIN as follows:

More information

1.0 REQUEST. SANTA BARBARA COUNTY ZONING ADMINISTRATOR Coastal Zone Staff Report for Vincent New Single-Family Dwelling & Septic System

1.0 REQUEST. SANTA BARBARA COUNTY ZONING ADMINISTRATOR Coastal Zone Staff Report for Vincent New Single-Family Dwelling & Septic System SANTA BARBARA COUNTY ZONING ADMINISTRATOR Coastal Zone Staff Report for Vincent New Single-Family Dwelling & Septic System Hearing Date: February 26, 2007 Supervisorial District: First Staff Report Date:

More information

Plan Making and Implementation AICP EXAM REVIEW. February 11-12, 2011 Georgia Tech Student Center

Plan Making and Implementation AICP EXAM REVIEW. February 11-12, 2011 Georgia Tech Student Center Plan Making and Implementation AICP EXAM REVIEW February 11-12, 2011 Georgia Tech Student Center Subject Matter in Plan Making and Implementation (30%) A. Visioning and goal setting B. Quantitative and

More information

Chapter 17.90: Affordable Housing Incentives

Chapter 17.90: Affordable Housing Incentives June 2008 City of San Luis Obispo Zoning Regulations Chapter 17.90: Affordable Housing Incentives Sections: 17.90.010 Purpose. 17.90.020 Definitions. 17.90.030 Standard incentives for housing projects.

More information

Town of Yucca Valley GENERAL PLAN 1

Town of Yucca Valley GENERAL PLAN 1 Town of Yucca Valley GENERAL PLAN 1 This page intentionally left blank. 3 HOUSING ELEMENT The Housing Element is intended to guide residential development and preservation consistent with the overall values

More information

2/22/2016. Planning and Zoning. David Owens March 2016 SOME CONTEXT

2/22/2016. Planning and Zoning. David Owens March 2016 SOME CONTEXT Planning and Zoning David Owens March 2016 SOME CONTEXT 1 N.C. Population 1900 1.6 million 1950 2.4 million 2015 10 million 2 3 Population Growth Housing Units/ Square Mile Source: UNC Carolina Population

More information

Draft Ordinance: subject to modification by Town Council based on deliberations and direction ORDINANCE 2017-

Draft Ordinance: subject to modification by Town Council based on deliberations and direction ORDINANCE 2017- ORDINANCE 2017- Draft Ordinance: subject to modification by Town Council based on deliberations and direction AN INTERIM URGENCY ORDINANCE OF THE TOWN COUNCIL OF THE TOWN OF LOS GATOS ESTABLISHING A TEMPORARY

More information

IS YOUR CITY READY FOR SENATE BILL 35? Amara Morrison 1111 Broadway, 24 th Floor Oakland, CA

IS YOUR CITY READY FOR SENATE BILL 35? Amara Morrison 1111 Broadway, 24 th Floor Oakland, CA EMERGING ISSUES IS YOUR CITY READY FOR SENATE BILL 35? League of California Cities 2019 Planning Commissioners Academy March 7, 2019 Amara Morrison amorrison@wendel.com 1111 Broadway, 24 th Floor Oakland,

More information

APPLICATION FOR 555 Washington Street Tentative Map Red Bluff, CA Subdivision Map (530) ext Parcel Map.

APPLICATION FOR 555 Washington Street Tentative Map Red Bluff, CA Subdivision Map (530) ext Parcel Map. City of Red Bluff Community Development Department Application No. APPLICATION FOR 555 Washington Street Tentative Map Red Bluff, CA 96080 Subdivision Map (530) 527-2605 ext. 3059 Parcel Map Applicant

More information

ORIGINATED BY: Reuben J. Arceo, Community Development Director

ORIGINATED BY: Reuben J. Arceo, Community Development Director PUBLIC HEARING City Council October 11, 2011 TO: FROM: City Council Thomas E. Robinson, City Manager ORIGINATED BY: Reuben J. Arceo, Community Development Director SUBJECT: RESOLUTION NO. 11-37 ADOPTING

More information

ARTICLE 1 Development Code Applicability

ARTICLE 1 Development Code Applicability CITY OF GRASS VALLEY MUNICIPAL CODE - TITLE 17 - DEVELOPMENT CODE ARTICLE 1 Development Code Applicability Chapter 17.10 - Purpose and Applicability of Development Code... 1-3 17.10.010 - Purposes of the

More information

ANNEXATION. The Handbook for Georgia Mayors and Councilmembers 1

ANNEXATION. The Handbook for Georgia Mayors and Councilmembers 1 ANNEXATION Growing and prosperous Georgia cities create a growing and prosperous Georgia. Although cities comprise only 6.8% of Georgia s land area, approximately 40% of the state s population lives in

More information

LYON COUNTY TITLE 15 LAND USE AND DEVELOPMENT CODE AGREEMENTS AND INCENTIVES CHAPTERS October 19, 2017 Ordinance Draft DRAFT

LYON COUNTY TITLE 15 LAND USE AND DEVELOPMENT CODE AGREEMENTS AND INCENTIVES CHAPTERS October 19, 2017 Ordinance Draft DRAFT DRAFT LYON COUNTY TITLE 15 LAND USE AND DEVELOPMENT CODE AGREEMENTS AND INCENTIVES CHAPTERS 15.100 15.125 October 19, 2017 Ordinance Draft This page left blank intentionally DRAFT DRAFT Lyon County Contents

More information

SECTION 1 INTRODUCTION TO THE PANAMA CITY BEACH COMPREHENSIVE GROWTH DEVELOPMENT PLAN

SECTION 1 INTRODUCTION TO THE PANAMA CITY BEACH COMPREHENSIVE GROWTH DEVELOPMENT PLAN 1. PURPOSE SECTION 1 INTRODUCTION TO THE PANAMA CITY BEACH COMPREHENSIVE GROWTH DEVELOPMENT PLAN The purpose of the City of Panama City Beach's Comprehensive Growth Development Plan is to establish goals,

More information

Streamlining Affordable Housing Approvals Proposed Trailer Bill

Streamlining Affordable Housing Approvals Proposed Trailer Bill Streamlining Affordable Housing Approvals Proposed Trailer Bill The Governor s proposal for streamlining affordable housing approvals requires cities and counties to approve: A certain type of housing

More information

Flexibility in the Law: Reengineering of Zoning to Prevent Fragmented Landscapes

Flexibility in the Law: Reengineering of Zoning to Prevent Fragmented Landscapes Pace University DigitalCommons@Pace Pace Law Faculty Publications School of Law 2-18-1998 Flexibility in the Law: Reengineering of Zoning to Prevent Fragmented Landscapes John R. Nolon Elisabeth Haub School

More information

direct that agriculture is the primary land use in the County, minimize conflicts arising from

direct that agriculture is the primary land use in the County, minimize conflicts arising from ORDINANCE NO. 1332 AN ORDINANCE OF THE BOARD OF SUPERVISORS OF TilE COUNTY OF NAPA, STATE OF CALIFORNIA, AMENDING SECTION 18.08.260 DEFINING DWELLING UNIT AND ADDING A NEW SECTION 18.104.410 PROHIBITING

More information

This division may be cited as the Subdivision Map Act.

This division may be cited as the Subdivision Map Act. CALIFORNIA CODES GOVERNMENT CODE SECTION 66410-66413.5 66410. This division may be cited as the Subdivision Map Act. 66411. Regulation and control of the design and improvement of subdivisions are vested

More information

LRC Study Committee Property Owner Protection and Rights

LRC Study Committee Property Owner Protection and Rights LRC Study Committee Property Owner Protection and Rights March 3, 2014 Richard Ducker Adam Lovelady David Owens Outline 1. Authority for Land Use Regulation (Owens) 2. Vested Rights (Lovelady) 3. Exactions

More information

AGENDA REPORT SUMMARY. Express Short-Term Rental Prohibition. Jon Biggs, Community Development Director and the City Attorney s Office

AGENDA REPORT SUMMARY. Express Short-Term Rental Prohibition. Jon Biggs, Community Development Director and the City Attorney s Office IL I PUBLIC HEARING Agenda Item # 4 Meeting Date: April 19, 2018 AGENDA REPORT SUMMARY Subject: Prepared by: Express Short-Term Rental Prohibition Jon Biggs, Community Development Director and the City

More information

ORDINANCE NO The City Council of the City of Monterey Park does ordain as follows:

ORDINANCE NO The City Council of the City of Monterey Park does ordain as follows: ORDINANCE NO. 2118 AN ORDINANCE AMENDING MONTEREY PARK MUNICIPAL CODE ( MPMC ) 21.04.147 REGULATING BOARDING HOUSES; ADDING 21.04.037 DEFINING ADULT CARE FACILITY; AMENDING MPMC 21.04.251; DELETING 21.04.469

More information

PROPOSED INCLUSIONARY ORDINANCE

PROPOSED INCLUSIONARY ORDINANCE PROPOSED INCLUSIONARY ORDINANCE AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF OXNARD AMENDING THE MUNICIPAL CODE TO AMEND INCLUSIONARY HOUSING REQUIREMENTS BY REVISING AND RENUMBERING WHEREAS, it is

More information

WRITING A SOLID WASTE FACILITY PERMIT (SWFP)

WRITING A SOLID WASTE FACILITY PERMIT (SWFP) WRITING A SOLID WASTE FACILITY PERMIT (SWFP) Eric Kiruja Department of Resources Recycling and Recovery (CalRecycle) Waste Permitting, Compliance, and Mitigation Division email: eric.kiruja@calrecycle.ca.gov

More information

ORDINANCE NO. XXXX. WHEREAS, the proposed Rezone has been processed pursuant to Section , Title 9 of the Municipal Code; and

ORDINANCE NO. XXXX. WHEREAS, the proposed Rezone has been processed pursuant to Section , Title 9 of the Municipal Code; and ORDINANCE NO. XXXX AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA, ADOPTING AN ADDENDUM TO THE MITIGATED NEGATIVE DECLARATION ADOPTED FOR THE 2014-2021 GENERAL PLAN HOUSING

More information

An Overview of California Land Use Planning and Regulation. Police Power. General Plan. Specific Plan. Zoning Ordinance Subdivision Ordinance

An Overview of California Land Use Planning and Regulation. Police Power. General Plan. Specific Plan. Zoning Ordinance Subdivision Ordinance An Overview of California Land Use Planning and Regulation (hierarchy of relationships) Police Power General Plan Specific Plan Zoning Ordinance Subdivision Ordinance Development Agreements Legislative

More information

Maureen T. Carson, Community Development Director

Maureen T. Carson, Community Development Director TO: FROM: Honorable Mayor and City Council Attention: Laura C. Kuhn, City Manager Maureen T. Carson, Community Development Director Agenda Item No. 6A March 12, 2013 SUBJECT: ORDINANCE AMENDING THE MUNICIPAL

More information

DEERING'S CALIFORNIA CODES ANNOTATED Copyright (c) 2010 by Matthew Bender & Company, Inc. a member of the LexisNexis Group. All rights reserved.

DEERING'S CALIFORNIA CODES ANNOTATED Copyright (c) 2010 by Matthew Bender & Company, Inc. a member of the LexisNexis Group. All rights reserved. Page 1 LEXSTAT CAL GOVT CODE 65852.2 DEERING'S CALIFORNIA CODES ANNOTATED Copyright (c) 2010 by Matthew Bender & Company, Inc. a member of the LexisNexis Group. All rights reserved. *** THIS DOCUMENT IS

More information

1.3. The Policy is based on the City of London governing principles:

1.3. The Policy is based on the City of London governing principles: Real Property Acquisition Policy Policy Name: Real Property Acquisition Policy Legislative History: Enacted September 19, 2017 (By-law No. CPOL.-188-440); Amended July 24, 2018 (By-law No. CPOL.-188(a)-447)

More information

COUNTY OF SAN DIEGO AGENDA ITEM

COUNTY OF SAN DIEGO AGENDA ITEM BOARD OF SUPERVISORS COUNTY OF SAN DIEGO AGENDA ITEM GREG COX First District DIANNE JACOB Second District PAM SLATER-PRICE Third District RON ROBERTS Fourth District BILL HORN Fifth District DATE: January

More information

RESOLUTION NO

RESOLUTION NO RESOLUTION NO. 2014- A RESOLUTION OF THE BOARD OF SUPERVISORS OF THE COUNTY OF NAPA, STATE OF CALIFORNIA, ADOPTING CEQA FINDINGS FOR ADOPTION OF THE DEVELOPMENT PLAN, DESIGN GUIDELINES, DEVELOPMENT AGREEMENT

More information

CITY OF WILDOMAR PLANNING COMMISSION Agenda Item #2.3 PUBLIC HEARING Meeting Date: January 6, 2016

CITY OF WILDOMAR PLANNING COMMISSION Agenda Item #2.3 PUBLIC HEARING Meeting Date: January 6, 2016 CITY OF WILDOMAR PLANNING COMMISSION Agenda Item #2.3 PUBLIC HEARING Meeting Date: January 6, 2016 TO: FROM: Chairman and Members of the Planning Commission Matthew C. Bassi, Planning Director SUBJECT:

More information

SENATE BILL No. 35. December 5, 2016

SENATE BILL No. 35. December 5, 2016 AMENDED IN ASSEMBLY JULY 5, 2017 AMENDED IN ASSEMBLY JUNE 20, 2017 AMENDED IN SENATE MAY 26, 2017 AMENDED IN SENATE APRIL 4, 2017 AMENDED IN SENATE MARCH 21, 2017 AMENDED IN SENATE MARCH 9, 2017 AMENDED

More information

CHAPTER SUBDIVISION MAPS

CHAPTER SUBDIVISION MAPS CHAPTER 19.66 SUBDIVISION MAPS SUBDIVISION MAPS 19.66 Section Page 19.66.010 Purpose... IV-56 19.66.020 Application... IV-57 19.66.030 Exclusions... IV-57 19.66.040 Effect of Annexation... IV-57 19.66.050

More information

COUNTY SUBDIVISION REGULATION IN TEXAS CHANGING TIMES BY: J. GREG HUDSON INTRODUCTION

COUNTY SUBDIVISION REGULATION IN TEXAS CHANGING TIMES BY: J. GREG HUDSON INTRODUCTION COUNTY SUBDIVISION REGULATION IN TEXAS CHANGING TIMES BY: J. GREG HUDSON INTRODUCTION With the return of the "building boom" in Texas during the late 1990 s, county officials have been faced with numerous

More information

Report and Recommendations of the Chelsea City Study Committee

Report and Recommendations of the Chelsea City Study Committee Report and Recommendations of the Chelsea City Study Committee To the Honorable The Village President and Trustees The Village of Chelsea, Michigan Preamble By resolution dated June 9 1992 the Chelsea

More information

CALIFORNIA INTERACTIVE STUDY GROUP

CALIFORNIA INTERACTIVE STUDY GROUP CALIFORNIA INTERACTIVE STUDY GROUP 1 UNIT 2: BOBRA TAHAN HOWARD HARRIS LAND USE CONTROLS WWW.KAPRE.COM/CAISG Notes for Tonight 1. Chat is the best way to communicate questions. 2. You can use the quick

More information

ORDINANCE NO

ORDINANCE NO Item 4 Attachment A ORDINANCE NO. 2017-346 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CALABASAS, CALIFORNIA AMENDING CHAPTER 17.22 OF THE CALABASAS MUNICIPAL CODE, AFFORDABLE HOUSING, TO BRING INTO

More information

Zoning Most Frequently Asked Questions

Zoning Most Frequently Asked Questions Zoning Most Frequently Asked Questions Zoning is needed to achieve the following: Orderly development consistent with utility location/capacity, street network, public services; Compatible land uses in

More information

WAYNE COUNTY, UTAH SUBDIVISION ORDINANCE

WAYNE COUNTY, UTAH SUBDIVISION ORDINANCE WAYNE COUNTY, UTAH SUBDIVISION ORDINANCE A LAND USE ORDINANCE OF WAYNE COUNTY As Adopted by the Wayne County Board of County Commissioners Effective January 01, 2011 Prepared by: PLANNING AND DEVELOPMENT

More information

ORDINANCE NO. WHEREAS, many Vacation Rentals are currently operating throughout Mendocino County; and

ORDINANCE NO. WHEREAS, many Vacation Rentals are currently operating throughout Mendocino County; and ORDINANCE NO. AN URGENCY ORDINANCE OF THE MENDOCINO COUNTY BOARD OF SUPERVISORS EXTENDING INTERIM RESTRICTIONS ON THE ESTABLISHMENT OF SHORT- TERM/VACATION RENTALS OF RESIDENTIAL PROPERTY PENDING THE STUDY

More information

Public Hearing Draft Zoning Ordinance ARTICLE I Administration

Public Hearing Draft Zoning Ordinance ARTICLE I Administration Administration ARTICLE I Public Hearing Draft Zoning Ordinance ARTICLE I Administration Adopted July, 2013 Administration ARTICLE I Table of Contents Chapter 18.02 Purpose and Applicability... I-1 Chapter

More information

Sven & Katrin Nauckhoff (PLN030156)

Sven & Katrin Nauckhoff (PLN030156) MIKE NOVO ZONING ADMINISTRATOR STATE OF CALIFORNIA COUNTY OF MONTEREY RESOLUTION NO. 030156 A.P. # 007-281-001-000 In the matter of the application of Sven & Katrin Nauckhoff (PLN030156) FINDINGS & DECISION

More information

Agenda Item No. 6b December 9, Honorable Mayor and City Council Attention: David J. Van Kirk, City Manager

Agenda Item No. 6b December 9, Honorable Mayor and City Council Attention: David J. Van Kirk, City Manager Agenda Item No. 6b December 9, 2008 TO: FROM: SUBJECT: Honorable Mayor and City Council Attention: David J. Van Kirk, City Manager Scott D. Sexton, Community Development Director ORDINANCE AMENDING THE

More information

Advisory Opinion #96

Advisory Opinion #96 Advisory Opinion #96 Parties: Bruce Nilson, Nilson & Company, Inc. and Morgan County Issued: February 28, 2011 TOPIC CATEGORIES: D: Exactions on Development J: Requirements Imposed upon Development A requirement

More information

The Basics of Boundary Agreements. May 29, 1997

The Basics of Boundary Agreements. May 29, 1997 The Basics of Boundary Agreements May 29, 1997 Wisconsin Statutes provide structures for cooperative action between municipalities including general agreements, cooperative plans, and municipal revenue

More information

1. Adopted the required findings for the project specified in Attachment A of the staff report dated February 6, 2004, including CEQA findings;

1. Adopted the required findings for the project specified in Attachment A of the staff report dated February 6, 2004, including CEQA findings; February 19, 2004 Joan L. Jamieson P.O. Box 741 ZONING ADMINISTRATOR Solvang, CA 93441 HEARING OF FEBRUARY 17, 2004 RE: Eubanks Lot Line Adjustment, 03LLA-00000-00013 Hearing on the request of Joan Jamieson,

More information

FACT SHEET. The Town Plan Commission

FACT SHEET. The Town Plan Commission Page 1 FACT SHEET Number 16 The Town Plan Commission Revised March 2001 This Fact Sheet addresses the following major topics: Why Establish a Town Plan Commission? What is the Relationship Between the

More information

5. Appearance Standards LRC Study Committee Property Owner Protection and Rights UNC School of Government March 3, 2014

5. Appearance Standards LRC Study Committee Property Owner Protection and Rights UNC School of Government March 3, 2014 Appearance Standards Summary Development appearance standards, where applicable, address a wide range of design aspects and may apply in various contexts. Federal and North Carolina state courts have upheld

More information

Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707)

Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA (707) Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA 94559-0660 (707) 257-9530 PLANNING COMMISSION STAFF REPORT July 7, 2016 AGENDA ITEM #6.C. PL16-0038 HEXA PERSONAL

More information

Chapter 1 GENERAL PROVISIONS

Chapter 1 GENERAL PROVISIONS Chapter 1 GENERAL PROVISIONS CHAPTER 1 GENERAL PROVISIONS Section 101 Title This is the third Article of the Polk County "Integrated Development Management System. Article I is the Polk County Comprehensive

More information

City of San Diego Councilmember Scott Sherman Seventh District M E M O R A N D U M

City of San Diego Councilmember Scott Sherman Seventh District M E M O R A N D U M City of San Diego Councilmember Scott Sherman Seventh District M E M O R A N D U M DATE: March 22, 2018 TO: FROM: RE: Honorable Mara Elliott, City Attorney Councilmember Scott Sherman Additional Clarification

More information

MEMORANDUM CITY COUNCIL TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR ROBIN DICKERSON, CITY ENGINEER

MEMORANDUM CITY COUNCIL TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR ROBIN DICKERSON, CITY ENGINEER MEMORANDUM TO: FROM: BY: CITY COUNCIL TERESA MCCLISH, COMMUNITY DEVELOPMENT DIRECTOR ROBIN DICKERSON, CITY ENGINEER SUBJECT: CONSIDERATION TO ADOPT RESOLUTIONS ACCEPTING EASEMENTS AND PUBLIC IMPROVEMENTS;

More information

ORDINANCE NO

ORDINANCE NO ORDINANCE NO. 2014-160 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF MENIFEE, CALIFORNIA, REPEALING SECTION 10.35 OF RIVERSIDE COUNTY LAND USE ORDINANCE NO. 460.152 AS ADOPTED BY THE CITY OF MENIFEE

More information

Reprinted in part from Volume 24, Number 4, March 2014 (Article starting on page 319 in the actual issue) ARTICLE

Reprinted in part from Volume 24, Number 4, March 2014 (Article starting on page 319 in the actual issue) ARTICLE MILLER & STARR REAL ESTATE NEWSALERT Reprinted in part from Volume 24, Number 4, March 2014 (Article starting on page 319 in the actual issue) ARTICLE SEPARATE BUT NOT EQUAL: THE NEW COMMERCIAL AND INDUSTRIAL

More information

COUNTY OF SAN MATEO Inter-Departmental Correspondence Planning and Building. Steve Monowitz, Community Development Director

COUNTY OF SAN MATEO Inter-Departmental Correspondence Planning and Building. Steve Monowitz, Community Development Director COUNTY OF SAN MATEO Inter-Departmental Correspondence Planning and Building Date: December 2, 2016 Board Meeting Date: January 10, 2017 Special Notice / Hearing: Newspaper Notice Vote Required: Majority

More information

CONTRA COSTA LOCAL AGENCY FORMATION COMMISSION EXECUTIVE OFFICER'S REPORT. January 8, 2014 (Agenda)

CONTRA COSTA LOCAL AGENCY FORMATION COMMISSION EXECUTIVE OFFICER'S REPORT. January 8, 2014 (Agenda) CONTRA COSTA LOCAL AGENCY FORMATION COMMISSION EXECUTIVE OFFICER'S REPORT : Rodeo Marina Annexation to Rodeo Sanitary District (RSD) PROPONENT: RSD by Resolution No. 2011-01 adopted April 12, 2011 ACREAGE

More information

ASSEMBLY, No STATE OF NEW JERSEY. 213th LEGISLATURE INTRODUCED JUNE 23, 2008

ASSEMBLY, No STATE OF NEW JERSEY. 213th LEGISLATURE INTRODUCED JUNE 23, 2008 ASSEMBLY, No. 0 STATE OF NEW JERSEY th LEGISLATURE INTRODUCED JUNE, 00 Sponsored by: Assemblyman JOHN F. MCKEON District (Essex) Assemblyman UPENDRA J. CHIVUKULA District (Middlesex and Somerset) Assemblyman

More information

San Joaquin County Grand Jury. Getting Rid of Stuff - Improving Disposal of City and County Surplus Public Assets Case No.

San Joaquin County Grand Jury. Getting Rid of Stuff - Improving Disposal of City and County Surplus Public Assets Case No. San Joaquin County Grand Jury Getting Rid of Stuff - Improving Disposal of City and County Surplus Public Assets 2012-2013 Case No. 0312 Summary Cities and counties are authorized to purchase capital assets

More information

SANTA CLARA COUNTY RHNA SUBREGION TASK FORCE GUIDING PRINCIPLES - May 2018

SANTA CLARA COUNTY RHNA SUBREGION TASK FORCE GUIDING PRINCIPLES - May 2018 SANTA CLARA COUNTY RHNA SUBREGION TASK FORCE GUIDING PRINCIPLES - May 2018 Attachment A Vision For Santa Clara County and its cities to work collaboratively to produce more housing in the Region. have

More information

AB 1397 HOUSING ELEMENT LAW SITE IDENTIFICATION STRENGTHENED OVERVIEW

AB 1397 HOUSING ELEMENT LAW SITE IDENTIFICATION STRENGTHENED OVERVIEW AB 1397 HOUSING ELEMENT LAW SITE IDENTIFICATION STRENGTHENED OVERVIEW The 2017 California legislative session yielded a housing package of 15 bills that significantly increased both the available financing

More information

1 [Vertical Disposition and Development Agreement- TMG Partners and Presidio Bay Ventures - Parcel K North/Pier 70]

1 [Vertical Disposition and Development Agreement- TMG Partners and Presidio Bay Ventures - Parcel K North/Pier 70] FILE NO. 190055 AMENDED IN COMMITTEE 1/30/19 RESOLUTION NO. 40-19 1 [Vertical Disposition and Development Agreement- TMG Partners and Presidio Bay Ventures - Parcel K North/Pier 70] 2 3 Resolution approving

More information

APPENDIX C-1 DEVELOPING FINDINGS OF FACT & CONCLUSIONS OF LAW FOR PLANNING AND ZONING

APPENDIX C-1 DEVELOPING FINDINGS OF FACT & CONCLUSIONS OF LAW FOR PLANNING AND ZONING APPENDIX C-1 DEVELOPING FINDINGS OF FACT & CONCLUSIONS OF LAW FOR PLANNING AND ZONING Amended: 9/2011; 9/2014; Page! i DEVELOPING FINDINGS OF FACT, AND CONCLUSIONS OF LAW 1. Developing the following information

More information

OLIVENHAIN MUNICIPAL WATER DISTRICT PRIVATE ENCROACHMENT PERMIT NO. R-E-C-I-T-A-L-S

OLIVENHAIN MUNICIPAL WATER DISTRICT PRIVATE ENCROACHMENT PERMIT NO. R-E-C-I-T-A-L-S RECORDING REQUESTED BY & WHEN RECORDED RETURN TO: Olivenhain Municipal Water District 1966 Olivenhain Road Encinitas, California, 92024-5699 (This space for recorder s use) A.P.N. No. OLIVENHAIN MUNICIPAL

More information

ORDINANCE NO. 7,562 N.S. AMENDING BERKELEY MUNICIPAL CODE SECTION AFFORDABLE HOUSING MITIGATION FEE

ORDINANCE NO. 7,562 N.S. AMENDING BERKELEY MUNICIPAL CODE SECTION AFFORDABLE HOUSING MITIGATION FEE Page 1 of 5 ORDINANCE NO. 7,562 N.S. AMENDING BERKELEY MUNICIPAL CODE SECTION 22.20.065 AFFORDABLE HOUSING MITIGATION FEE BE IT ORDAINED by the Council of the City of Berkeley as follows: Section 1. That

More information

CITY OF MADISON, WISCONSIN Responses to Questionnaire for HUD s Initiative on Removal of Regulatory Barriers: May 11, 2007 Status

CITY OF MADISON, WISCONSIN Responses to Questionnaire for HUD s Initiative on Removal of Regulatory Barriers: May 11, 2007 Status America's Affordable Communities Initiative U.S. Department of Housing and Urban Development OMB approval no. 2510-0013 (exp. 03/31/2007) Public reporting burden for this collection of information is estimated

More information

Recap and Fee Overview. Developer Fees, Part Two: A Deeper Dive Into the Law and Recent Developments. Overview. November 1, 2017

Recap and Fee Overview. Developer Fees, Part Two: A Deeper Dive Into the Law and Recent Developments. Overview. November 1, 2017 Developer Fees, Part Two: A Deeper Dive Into the Law and Recent Developments November 1, 2017 Presented by: Harold M. Freiman Kelly M. Rem Overview Recap and Fee Overview Exceptions Replacement Development

More information

Fresno Local Agency Formation Commission Change of Organization/Reorganization Application

Fresno Local Agency Formation Commission Change of Organization/Reorganization Application Fresno Local Agency Formation Commission Change of Organization/Reorganization Application Not for use with update/revision to sphere of influence, city incorporation, or district formation. Contact LAFCo

More information

BRUCE BUCKINGHAM, COMMUNITY DEVELOPMENT DIRECTOR JANET REESE, PLANNER II

BRUCE BUCKINGHAM, COMMUNITY DEVELOPMENT DIRECTOR JANET REESE, PLANNER II CITY OF GROVER BEACH PLANNING COMMISSION STAFF REPORT DATE: February 15, 2011 ITEM #:-,,3,--_ FROM: BRUCE BUCKINGHAM, COMMUNITY DEVELOPMENT DIRECTOR JANET REESE, PLANNER II SUBJECT: Consideration of an

More information

City of Manteca Municipal Code Title 17 Zoning

City of Manteca Municipal Code Title 17 Zoning City of Manteca Municipal Code Title 17 Zoning Title 17 Zoning Table of Contents City of Manteca Municipal Code Title 17 Zoning Table of Contents Article I Zoning Code Establishment, Administration, and

More information

Article 6 Development Permits. Division 5: Site Development Permit Procedures (Added by O N.S.; effective

Article 6 Development Permits. Division 5: Site Development Permit Procedures (Added by O N.S.; effective Article 6 Development Permits Division 5: Site Development Permit Procedures (Added 12-9-1997 by O-18451 N.S.; effective 1-1-2000.) 126.0501 Purpose of the Site Development Permit Procedures The purpose

More information

Central Lathrop Specific Plan

Central Lathrop Specific Plan Addendum to the Draft Environmental Impact Report for the Central Lathrop Specific Plan SCH# 2003072132 Prepared for City of Lathrop Prepared by December 2005 Addendum to the Draft Environmental Impact

More information

GUIDELINES FOR PUBLIC NOTICE

GUIDELINES FOR PUBLIC NOTICE GUIDELINES FOR PUBLIC NOTICE ---- Prepared by LAW OFFICES OF Best Best & Krieger, LLP 2855 E. Guasti Road, Suite 400 ONTARIO, CALIFORNIA 91761 (909) 989-8584 Fax (909) 944-1441 ---- April 2015 Please be

More information

ASSEMBLY, No. 266 STATE OF NEW JERSEY. 218th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 2018 SESSION

ASSEMBLY, No. 266 STATE OF NEW JERSEY. 218th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 2018 SESSION ASSEMBLY, No. STATE OF NEW JERSEY th LEGISLATURE PRE-FILED FOR INTRODUCTION IN THE 0 SESSION Sponsored by: Assemblyman SEAN T. KEAN District 0 (Monmouth and Ocean) Assemblyman EDWARD H. THOMSON District

More information

3 Ordinance approving a Development Agreement between the City and County of San

3 Ordinance approving a Development Agreement between the City and County of San FILE NO. 170863 AMENDED IN COMMITTEE 10/26/17 ORDINANCE NO. 224-17 1 [Development Agreement - FC Pier 70, LLC - Pier 70 Development Project] 2 3 Ordinance approving a Development Agreement between the

More information

ATTACHMENT A: FINDINGS

ATTACHMENT A: FINDINGS ATTACHMENT A: FINDINGS 1.0 CEQA FINDINGS 1.1 ENVIRONMENTAL IMPACT REPORTS Findings pursuant to public resources code Section 21081 and the California Environmental Quality Act Guidelines Sections 15090

More information

The Next West. Land Use in the Rocky Mountain West. March 4, 2011

The Next West. Land Use in the Rocky Mountain West. March 4, 2011 The Next West Land Use in the Rocky Mountain West March 4, 2011 Land Use in the Rocky Mountain West: New Mexico There is very little development going on in New Mexico, giving municipalities and Counties

More information

Butte County Board of Supervisors

Butte County Board of Supervisors Butte County Board of Supervisors PUBLIC HEARING January 12, 2016 Amendments to the General Plan and Zoning Ordinance AG-P5.3 (Agricultural Buffer) and Interim Agricultural Uses Butte County Department

More information

2.0 RECOMMENDATIONS AND PROCEDURES

2.0 RECOMMENDATIONS AND PROCEDURES MONTECITO PLANNING COMMISSION Staff Report Hearing Date: Staff Report Date: November 10, 2015 Case No.: N/A Environmental Document: Not a project (CEQA Guidelines 15378(b)(5)). Deputy Director: Matt Schneider

More information

SUBDIVISION DEFINED, EXEMPTIONS FROM DEFINITION:

SUBDIVISION DEFINED, EXEMPTIONS FROM DEFINITION: 12-611: SUBDIVISION DEFINED, EXEMPTIONS FROM DEFINITION: A. 1. Minor Land Division (MLD) shall mean any division of land into four (4) or fewer lots. 2. Minor Subdivision shall mean any division of land

More information

Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA Napa (707)

Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA Napa (707) Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA 94559-0660 Napa (707) 257-9530 PLANNING COMMISSION STAFF REPORT JUNE 16, 2016 AGENDA ITEM # 6.B. 16-0056-EXT;

More information

Council Policy Name: Policy Statement and Rationale: Scope: Council Policy No.: C205 CAO 044. Date Approved by Council: May 26, 2015

Council Policy Name: Policy Statement and Rationale: Scope: Council Policy No.: C205 CAO 044. Date Approved by Council: May 26, 2015 Council Policy No.: C205 CAO 044 Council Policy Name: Date Approved by Council: May 26, 2015 Date revision approved by Council: Related SOP, Management Directive, Council Policy, Form Policy Statement

More information

Subdivision Ordinance Update

Subdivision Ordinance Update Title 17-2010 Update Chapter Index Division I - General Provisions and Administration 17.04 General Provisions 17.08 Definitions 17.12 Maps Required 17.16 Enforcement, Remedies, Certificates of Compliance,

More information

SEQRA (For Land Surveyors) Purpose of this Presentation

SEQRA (For Land Surveyors) Purpose of this Presentation SEQRA (For Land Surveyors) Purpose of this Presentation Understand the basics and legal requirements of SEQRA Recognize the role that Land Surveyors play in the SEQRA Identify the problems posed by SEQRA

More information

ORDINANCE # AN ORDINANCE OF THE CITY OF ALBANY CITY COUNCIL APPROVING UNIVERSITY VILLAGE MIXED USE PROJECT DEVELOPMENT AGREEMENT

ORDINANCE # AN ORDINANCE OF THE CITY OF ALBANY CITY COUNCIL APPROVING UNIVERSITY VILLAGE MIXED USE PROJECT DEVELOPMENT AGREEMENT Attachment 4 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 ORDINANCE #2012-04 AN ORDINANCE OF THE CITY OF ALBANY CITY COUNCIL APPROVING UNIVERSITY VILLAGE MIXED USE

More information