Land Use Application Process

One of the Planning Division's responsibilities is to manage land use applications in the city. The Planning Division intakes application materials, communicates with applicants, and reviews applications for completeness. Depending on the type of application, the Division may also notify the public, hold meetings with the applicant, develop staff reports, render a decision on an application, or present findings to the Planning Commission and/or City Council. On this page and in the links below, you can find more information on land use application types and the application and review process.

 

Application Types

Pre-Application

Pre-application conferences are  required for all Type III and Type IV applications. For other applications, the applicant may request, or the Community Development Director may suggest, a pre-application conference. The purpose of a pre-application conference is to acquaint the applicant with the substantive and procedural requirements of the Code, provide for an exchange of information regarding applicable elements of the Comprehensive Land Use Plan and development requirements, arrange such technical and design assistance which will aid the applicant, and to otherwise identify policies and regulations that create opportunities or pose significant constraints for the proposed development. 

Type I

 Characteristics of a Type I Procedure:

  • Used for ministerial permits and actions
  • Clear and objective criteria
  • No public notice or hearing required
  • Decision rendered by planning staff
  • Appeals are before Planning Commission

 Examples of Type I Applications:

  • Lot line adjustments
  • Flood hazard permits
  • Sign permits
  • Site development review
  • Variances

Type II

Characteristics of a Type II Procedure:

  • Some discretion based on Code criteria
  • Public notice
  • Decision rendered by planning staff
  • Appeals are before Planning Commission

Examples of Type II Applications:

  • Preliminary partition plats
  • Flood hazard & VECO permits
  • Site development review
  • Director's interpretations
  • Variances

Type III

Characteristics of a Type III Procedure:

  • Complex or subjective decisions
  • Predominantly discretionary approval criteria
  • Public notice and hearing
  • Decision rendered by Planning Commission
  • Appeals are before City Council

Examples of Type III Applications:

  • Preliminary subdivision plats & planned unit developments
  • Nonconforming & conditional uses
  • Historic landmarks
  • Aggregate resource overlays
  • Flood hazard permits
  • Variances

Type IV

Characteristics of a Type IV Procedure:

  • Legislative decisions
  • Creation, revision, or large-scale implementation of public policy
  • Public notice and hearings
  • Decision rendered by City Council

Examples of Type IV Applications:

  • Annexations
  • Map amendments - Comprehensive Land Use Plan Map or Zoning Map
  • Text amendments - Development Code or Comprehensive Land Use Plan
  • Vacations of right-of-way

Application Process and Timeline

The amount of time it takes to process an application and the number of steps involved depends on its type. The greater the application type, the more steps involved in the process, which leads to a longer timeline between the application submittal and decision. In general, applications follow the process below:

  1.  Application material submittal & payment
  2.  Completeness review
  3.  Notice of Application sent to reviewers and nearby property owners (if applicable)
  4.  Legal Notice (if applicable)
  5.  Staff Report and Findings (if applicable)
  6.  Public hearings (if applicable)
  7.  Notice of Decision

For all application types (I-IV), a decision must be rendered to the applicant within 120 days of the application being deemed complete, unless an extension was agreed upon by the applicant and hearing body. 

Please see the documents below for the process and timeline for each type of application. 

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