Development Review Process

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The Planning Division of the Community Development Department reviews private development applications for conformance with City plans, ordinances and policies related to zoning, urban design, sustainability, subdivisions, and the California Environmental Quality Act (CEQA). The development review process includes evaluation of architectural and civil plans, reports, and application materials for conformance with City regulations and consideration of public input at meetings of the Development Review Hearing, Historical & Landmarks Commission, Planning Commission, and City Council.

Note, that some projects are minor and are not considered discretionary and may be approved administratively without a hearing.

Preliminary Applications

Preliminary Applications are reserved for Senate Bill (SB) 330 (2019) projects, large or complex multi-family residential, mixed-use, or non-residential projects. It is strongly encouraged for applicants to discuss their submittal with a planner prior to submitting.

Application Requirements (Forms, Materials, and Fees)

All Planning permits, entitlements, and preliminary applications require the submission of an application and materials. Refer to the Planning Permit or Entitlement Application Process page for submittal requirements.

Plans, Regulations and Guidelines

To guide development, the City adopted plans, regulations and guidelines for land use and development. All development applications must comply with the applicable regulations.

Review Process

The following are process flowcharts by application type:

Minor Project Process (pdf)
- Minor projects include: Architectural Review without DRH, Permanent & Temporary Signs, Comprehensive Sign Programs, Tree Removal Permits (Private), Significant Property Alterations (small projects), Lot Line Adjustments and Minor Modifications.
Architectural Review (Development Review Hearing) (pdf)
Mills Act Contract (pdf)
Minor Use Permit (pdf)
Conditional Use Permit & Variance (pdf)
Significant Property Alteration (Major projects) (pdf)
SB 330 Application Timeline (pdf)
Tentative Parcel & Tentative Map (pdf)
General Plan Amendment & Rezone (pdf)

Project Clearance and Subdivision Committees (PCC/SC)

Once applications are submitted, a project manager is assigned, and the application is routed to the PCC/SC. The PCC/SC is an internal review body comprised of the different departments of the City, for example, the Parks and Recreation Department and the Public Works Department. The PCC review project applications for completeness (with the State Permit Streamlining Act) and compliance (Clearance) with City standards and other necessary requirements that apply to the specific request. The Committees meet weekly to guide a project through the process in an expeditious manner and may require plan revisions to assure inclusion of necessary project information. A project should be deemed complete and cleared to move on in the process. The Committees do not act on most applications, but provide recommendations to the decision-makers, such as the Development Review Hearing, Planning Commission and City Council.

Preliminary Applications receive review by the PCC with no public hearing to the determine the scope of actions required through the entire process prior to submitting a formal application.

Environmental Review

The California Environmental Quality Act (CEQA) requires that environmental issues be considered for all discretionary permits. See the City’s Environmental Review/CEQA page for more information.

Review Bodies

Development Review Hearing -- The Director of Community Development, or designee, is the decision-making authority for Architectural Review applications in accordance with Zoning Code, Chapter 18.120.

Historical & Landmarks Commission -- The Historical & Landmarks Commission acts in an advisory capacity to the City Council in all matters pertaining to historical places and landmarks. This Commission provides advice on the naming and renaming of streets, museums, and the establishment thereof in the City, and the marking and preservation of historical landmarks and places. The Historical and Landmarks Commission consists of seven Commissioners that are volunteers and are appointed by the City Council.

Planning Commission -- The Planning Commission acts in an advisory capacity to the City Council in all matters pertaining to the physical development of the City. The Commission makes recommendations with respect to land subdivisions, zoning as prescribed by ordinance, and more. The Planning Commission consists of seven commissioners that are volunteers and are appointed by the City Council.

City Council -- The City Council, as the elected legislative body, represents the citizens of Santa Clara and is empowered by the City's Charter to formulate Citywide policy.

Refer to the Hearing Body Process Flowchart (pdf) to see what entitlements are reviewed by the various review bodies.

Appeals

Appeals from the Development Review Hearing are made to the Planning Commission (for single-family residential projects) or to the City Council (for projects other than single-family residential projects) and will be placed on a subsequent agenda. Appeals from the Planning Commission are made to the City Council and will be placed on a subsequent agenda. Filing an appeal requires the submission of the Planning Appeal Form and payment of a fee.

Refer to the Appeals Process Flowchart (pdf) and the Planning Appeal Form (pdf).

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