The City Permitting Process

Use Permits, Conditional Use Permits, Minor Use Permits, Minor Conditional Use Permits, Major Use Permits

1. Determine Zoning Code Requirements

  • Consult the Zoning Map: locate which zoning district your project site / property is located within (such as Commercial General, or Single Family Residential)

  • Research Zoning Regulations: Check the city’s zoning code to determine if the use you are proposing requires a Use Permit. There are several sub-types including Conditional Use Permit (CUP), Minor Conditional Use Permit (MCUP) and Major Use Permit (MUP).

    • Typically zoning Code contains a matrix or table of use types for each city zone (such as Dining Establishment or Athletic Facility)This is where you can cross reference the proposed use for your with the zone your project sits within and determine whether the use is allowed by right, requires a Use Permit, or if the use is prohibited

2. Pre-Application Consultation with Planning Department

  • Contact the Planning Department: Schedule a meeting with a city planner or zoning official. If you were unable to complete the first step the planner can help you. They can also confirm your findings and share next steps for the permitting process.

3. Prepare Your Application

  • Complete Application Form: Obtain and fill out the correct application forms from the planning department which are usually available online.

  • Prepare Required Documents for your Application Packet, such as:

    • Public Notification Requirements: We can help! Some applications require that neighbors within a certain radius of your project are notified of your permit application. This typically includes a radius map from the exterior boundaries of the subject property (your project location), mailing labels and mailing list for owners and/or tenants residing within that radius, as well as a signed affidavit which is a letter that verifies all information is from the most recently available County Assessor’s tax rolls.

    • Site Plans: Detailed drawings showing the layout of your property and the proposed use.

    • Floor Plans: To show details of your proposed interior layout and potential interior changes

    • Project Description: A written description of your project, explaining your operations, any proposed construction and the reasons for the use permit

    • Project Justification: A written letter explaining how the project complies with zoning regulations or the need for any variance or exception. You will also need to explain that your project will be a positive addition to the surrounding area and will not bring any negative impacts.

    • Environmental Review: Larger projects might require an environmental review (e.g., a Negative Declaration or Environmental Impact Report).

4. Submit Your Application

  • File Application: Submit your completed application form and supporting documents to the city’s planning department. Depending on the city, you might be required to submit hard copies, entirely digitally, or both. Cities take digital applications on a USB drive, through email, a drive link, or through their own online portal.

  • Pay Fees: There might be fees required at the time of submission which can include application fees, environmental review fees, and other costs. The city staff person you are working with will explain.

5. Application Review

  • Initial Review: City planners review your application for completeness and compliance with zoning laws. They will then circulate the application to other departments like public works, transportation, fire and police. After all departments review, you might be requested for additional information or revisions.

  • Public Notice: The city may require posting a public notice about your application on the property and in local newspapers to explain your process and post the date of any public hearings. They will also need to mail notices to neighbors within identified on the radius map you’ve submitted. Many cities will produce and mail the notices internally. However, if you are required to mail notices yourself. We can also help with that!

6. Hearings – There are several types of hearings you could be required to attend including:

  • Zoning Administrator Hearing: This is a private administrative hearing amongst city staff. In some cases you will be asked to present your project, but usually it will just be your city planner presenting their staff report. There is no public comment, and the hearing will end with the Zoning Administrator making a decision to approve or deny your application

  • Planning Commission Public Hearing: Your application will be scheduled for a hearing before the Planning Commission. Your planner will present their staff report and recommended decision for the Planning Commission, you will present your case, there will be an opportunity for public comment, questions with the commissioners and staff, and will end with the Planning Commission deciding to approve or deny your application.

  • City Council Public Hearing: In some cases, if the Use Permit requires a higher level of approval, it will also be reviewed by the City Council after the Planning Commission’s recommendation. The format is like the Planning Commission hearing but will be with the City Council instead.  Your planner will present their staff report and recommended decision for the City Council, you will present your case, there will be an opportunity for public comment, questions with the council members and staff, and will end with a decision by the City Council to approve or deny your application.

7. Appeal Process

  • Permit Approved – If approved there will be a set period of time following the decision for members of the public to appeal. Typically this is 30 Days from the decision date. If there are no appeals, the decision becomes final.

  • Permit Denied – If your application is denied or conditions are imposed that you find unacceptable, you can usually appeal the decision to a higher body or follow the city’s appeal process.

8. Post-Approval

  • Obtain Permits: Once approved, you may need to obtain additional permits, such as building permits or business licenses, depending on your project.

  • Compliance with Conditions: Ensure compliance with any conditions attached to your permit approval.

9. Implementation

  • Project Development: Proceed with your project in accordance with the CUP and other permits.

  • Inspection and Monitoring: Some use permits require inspections prior to move-in or ongoing monitoring to ensure compliance with the permit conditions.