When an application is received in Planning, it is date-stamped, receipted and tentatively listed in the Planning Commission meeting log and the Project Clearance Committee log. These two projected meeting dates are noted on the application form.

The file number is noted on the correct parcel in the assessor's book. Related file numbers are read from the assessor's book and VISO strips and noted on the bottom of the back side of the application form and inside the front cover of the file folder.

Information about the application is entered into the Records Management System residing on the Data General computer.

Coordination reports are prepared and a copy of the plot plan is forwarded to the appropriate City departments and non-City agencies for review and comment. A planner prepares a marked copy of the proposed plot plan.

Approximately seven to ten days after transmittal, the rezoning application is considered by the Project Clearance Committee. All agency concerns regarding the application are discussed as well as necessary design changes, recommended conditions of approval and environmental findings. The applicant and/or a representative is encouraged to attend. The Committee must determine if the application contains all necessary information in order to be deemed complete. Copies of the minutes are mailed to each owner and applicant approximately five days after Project Clearance Committee review.

When the Committee determines that a Negative Declaration or Environmental Impact Report is required, the appropriate process must be completed prior to scheduling the item for public hearings.

At least ten days prior to the Planning Commission meeting, property owner's Notices of Hearing are mailed to all property owners within a three hundred foot radius of the application property. Ten days prior to the meeting, four notices are posted on public poles in the immediate area of the proposal. Concerned citizens may contact the Planning Division and submit written comments regarding an application. They may also address the Planning Commission at the public hearing regarding the proposal.

Staff prepares a report for each item on the Planning Commission agenda. At their meeting, the members of the Planning Commission review staff recommendations, public testimony and the applicant's presentation. The Commission then makes a majority recommendation to the City Council regarding either approval or denial of the application based on specified findings. Findings for approval are usually accompanied by recommended conditions. Denial recommendations are based on Commission adopted findings.

If a concerned citizen later chooses to challenge a land use decision of the Planning Commission (or Council), he or she may be limited to raising only those issues raised at the public hearing or in written correspondence delivered to the Planning Division or Planning Commission at, or prior to the public hearing.

Following the Commission hearing, notices may need to be prepared and distributed to those items which are forwarded to the City Council for final approval.

Within ten days, minutes of the Planning Commission meeting are prepared for public review. The rezoning application is then scheduled for City Council action on the following Tuesday evening. The City Clerk prepares the Council agenda and may be contacted at 615-2220 regarding the scheduling of agenda items.

The Council, after hearing the applicant's presentation and taking public testimony, acts to either affirm or reverse the Commission's recommendation. If significant new information is presented at the Council meeting, the Council can also refer the matter back to the Planning Commission for a new hearing. If affirmed, the Commission's recommendation of approval of zone changes are effective upon conclusion of the Council's period of reconsideration of their action (typically seven days). Amendments to the text of the Zoning Ordinance become effective thirty days following the date of Council final adoption of the ordinance, unless an Emergency Ordinance is adopted.

Rezonings, other than Planned Developments (PD) and Special Zoning Exceptions, do not expire. For information regarding these two exceptions, refer to applicable Articles of the Zoning Ordinance

• Applications
• Process
• Zoning Pending Annexation