108-G. Strikethrough version of proposed amendments to Chapter 19.124, Planned Development Permit, Conditional Use Permit, and Variance.pdfATTACHMENT G
CHAPTER 19.124: PLANNED DEVELOPMENT PERMITS, CONDITIONAL USE
PERMITS AND VARIANCES
Section
19.124.010 Authority of the Director of Community Development.
19.124.020 Application for planned development permit„ (): m�lid � w ): mall I use 1i:_11: 4111 It 1 ff
�vi iu n i iu: m( e�.
19.124.0130 rmlacaution for conditional us--eruuit or variance.
� � 4 1131:119.124.040
� "); � 4m1141119.124.050
Action by the Director.
Notice of public hearing.
WA'24 4 6019.124.060 l ��� � m ��w��ii� wui: III�:� �„ ��: IIIa�� �. ui : ary� fiction by_the hlannnn Commission.
WA44)6019.124.0'70 Action by the City Council.
� 4z � 24m( �19.124.0 0 Planned development permit and conditional use permit -
Findings and conditions.
"gym � 24;1:18019.124.090 Variance -Findings and conditions.
"gym � 24;1:WI119.124.100 Effective date.
W� 24m 0il 119.124.110 Expiration, extension and revocation.
� " � 24m I f:119.124.120 Expansion of planned development or conditional uses.
�4z �:'20 ... 1tii11:1 �wui m19.124,.130 ('ha-u e of use.
WA'24 4 w019.124.140 Concurrent applications.
19.124.010 Authority of the Director of Community Development.
Subject to the provisions of this chapter and general purpose and intent of this title,
the Director of Community Development may grant the following:
A. Any development permits which are authorized to be issued by the Director
pursuant to any provision of this title. All other planned development permits and
conditional use permits shall be issued by either the Planning Commission or the City
Council, as provided by this title;
B. A variance from the site development regulations and parking and loading
regulations (except those handicapped parking regulations mandated by State law)
applicable within any district established by this title;
C. A variance from the special conditions that apply to site development and
parking and loading regulations (including conditions attached to planned
developments) applicable within any district established by this title.
D. A request for reasonable accommodation made by any person with a disability,
when the strict application of the provisions within residential districts, act as a barrier
to fair housing opportunities, pursuant to Chapter 19.50.
(OFd 7 205(13 a 12 24) � 42 OFd 7 160 (13&1107 1!11')A1):'1!)
19.124.020 Application for Planned Development Permit-4-4+m4*k+H#at4-4o-4*-#4n+t+m-
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A. An application for a planned development permit, 1114SO �:)0111l°rnA oiir
vi:im:ince may be made by the owner of record, or his agent, of property for which the
planned development„ 1114911-1' sought.
B. Application shall be made to the Director, on a form provided by the City, and
shall contain the following:
A description and map showing the location of the property for which the
permit o F 10 ki Ill m i:11 R (11:11h
- is sought;
2. A definitive development plan, consistent with the conceptual development
for the entire pro r)er1---
3. Architectural drawinly.S of tie ir osed develor)menl--
4. M Ps showinlry.
aj 0& the locations of buildings.
5. Renderini, Y.S showin Y bu ild in Y hei Y hts and Sol uaxe foota.
fit
I I Olt -ise location of road streets a I s a. n d acces points; -
6. Maps showin the rec
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7. A traffic a na.lE sis- an
8. A construction pla.nd
4) 1111h o Ill I S 10 r a i:11 n m::l ed 114 11:111111): 11: 11, L a 11Cpj jj::�r il 01:)nd I 011::�Iilia L..illase
�901114111 6 I*�&Ilvi i dill-liscrO111":ms (:fl[� existillit and 1114911-1151 (:fl[[110 i1111,11IJ
41141c' mam 11406110 01111-111 ni:11 till Fe 14 [he Rise Ill9111 OJ)osi:1111 [11'::� P TI:1m Sul w
W
en
[he..-i:1111)J)h1li�aHoilli uls [0111P il 1111hi1liA I ill n Ce;rill n S ill n 114 o 111i I
-jj115ji°r1PL111::mS 11fl[� 11"xisting a Ill
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i Fe H R I s 6!111 n es illy ki s
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Such additional information as the Director may deem pertinent and essential
to the application.
C. Application llll�r 14aiiiined .,,Aii1:11i):11- 11111�rl
lii- InI lise I)I-11rint o ir
m vi:i:ince shall be accompanied by the fee prescribed by City Council resolution, no part
of which shall be returnable to the applicant.
(OFd 7 2056�(13 a 12 24) � 42 OFd 7 160 (13&11l07 1!11')A1):'1!)
19.124.030 vlicationfor Conditional Use.permit or Variance.
In addition to all information r, uir.!." pi.irsi.iant to Section 19.124. licalion for
Planned Deg el(V iiieiit Periiiitd thefolio win2. ry. dea : information shall be - ovi
A. If the 1--ficalion is for a. conditional use DermilL, la.ns au.niiI or descrifrtioi�s of
i. proposea uses of th proper y and describinlry. in detail the nature of the
sa.1 to be cone ucted on th ,use pro osa The -- - - - - - -e2ro erty*
B. if the --lncation is for a.variance d plarns and/or descriptions of exnstinn and
�rroposea� a�ornstri.ia�tiorn orn tl�e �bro arty i:�n�rol:�rea�d toetl�er it�n a-u stantenniernt of tl�e
circi.imsta aces lnicli igstify the yanioi.is aupplaa autions.
1..4::1:, 4, 030°19.124m040 Action by the Director.
A. Unless otherwise provided by Section 19.04.090, �:::°ombin�oed an�rplica t-iorn for lain d
use entitlements d ur°�,�„��,��ur°�1�nm�� Ill hmRed ..�u������1.� �u������nm.��„ the following actions shall be taken
by the Director to process an application for a planned development permit, conditional
use permit or variance:
. Upon receipt of a complete application for a planned development permit,
conditional use permit or variance, the Director shall, within thirty days from the date
the application is deemed by 1n�.:m the Director to be complete, set a date for a public
hearing upon the matter 641ieur° heiii i ml i n°...at a regular or special meeting of the Planning
Commission, i�iu.,s [he ...c i:isii-, m ak' : he„unless the application is diverted for administrative
approval, pursuant to � )mi. 2,1 wi;. lnanpter 19.132d Aarniiiniustrauti�e pprovi of
Minor Chan, in 1�ropea ts. The public hearing shall commence within sixty days of the
date it is set Od m 205: ]Il Nu� „20104
� i m :::: w' 6„wi„ Om � i m 164Ill:Nu� �i..���i w� O pd
17 1 Y" Ill u. a .. w� "'
B. The Director shall endeavor to forward au. written report to the City Coi.irncil and
fla rnnnirn Coinirnnissiorn of the action she has taken on each application for �rlaurnned
a e� e10 rnnernt pe en itd a orna itiornaul i.ise pen nniits au dvariances.
1' 1 24 i i '10"19.124.0 0 Notice of Public Hearing.
Notice of any public hearing under this chapter shall be given in the same manner as
provided in Chapter 19.120,rnnenarnnernts to tineonninig Iaups aiiaoiiini l�ei.ilantiornsd
of this title.
1..i,) 1240,50.. 9.124m060 Decision after Hearing.
A. At the time and place set for hearing, the Director, Planning Commission or City
Council, as the case may be, shall hear evidence for or against such application. Within
a reasonable time after the conclusion of the hearing, the Director, ii:,::::�r Commission„ or
Coi.irncil shall make findings and shall render a decision on the application which is
supported by the evidence contained in the application or presented at the hearing....
B. In the event that the decision by the Director, or the Commission, is a final one,
then such decision is subject to the appeal procedures contained in Chapter 19.136,
® tl �
eats,. In t1�iilo ���'rv�eiili t1n�,i[ a �w aiilnnm n"mAecviillollln Is i;'IVcI°iIli): Sor:11111l [11,:).. the 111=1N,
II=4WgnlamcOn"tlrotl?�i WIIC�gl gggil,i� mil ��lll gil'�l m� it �ry �lwi� gl� ]IY" �� lq � lll� III �!u gl�lll he, �:��i Wq ���l�lllq_�"���il "� � �il�ll� ��ql� ill q�"��ra:,
� � ��:�nmil��nnm
(OFd; 161'17r (Im Ill � Ww; OFd; 160 J L° 1,11m : (I)a III4 1-99 I"4�
19.124.070. Action by the 'tanning, Commission.
A. For Planned developmernt permits, the Plannin C on is the final decision
q nan.kiq bogy if tine anp blgQ an.tiG�rn is for iie S evelopr nernt of less than five thousand
sc�q.ia re f4bC°t G�f Q G�q gi gegQ qaG.� Gar �4°55 t gaG.ii t4°ii gotisand s tiare feet for gndtistriaG� aG.iiS� Gar
�y
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office q.iser or less than eiryht residential tinits. For all other Planned ned develo mernt permit
an�b binQ an.tiG�rnsv tine .l�lanq�q qq G�rniq nissiG�rn slia I make a. recommendation to the C'I
C'oi.irnci
W
B. F'or rDermits st ed to this Clnanpter except those re gi�an.teS by siibsectiorn A of
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this section 19.124.0711v the reyie process shall be as specified in the -er of this
code e that specifies the zG�rniii cla-n.ssifican.tiorn that .1i flies to th propert iii clq.iestiG�rn.
C. the Director shall endeavor to forward a. written rort describiii
N
� .oiiii nissiorn decisions to the �.A � .oq.irncil within five ca�.lernQ�a r da ys from the da�.te of the
mot+
decision. if a. Plarniiiii C'oiiinnissiorn decision is advisory to the (...it(...oi.incild the
Director shall endeavor to forward the Plarniiiii Cornnrnnissionrs recom merndatiorns and
fiiia iii s to tfne ity G�q.iiiQ i� itfniii fiftleern Q a s of the ( .ommission's decision.
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19.12 .070 Action by the City Council.
Upon receipt of a recommendation of the Planning Commission III)III i �asq is ul 1�� w S �� °,Oon. I
�'I m � 4;1:151:1, the City Council may approve, modify, or disapprove the recommendation
of the Planning Commission.
(OFd; 164JLO,:nlm : cur° r W9)
1..4.;,12! „070"19.12 . Planned Development Permit and Conditional Use Permit -
Findings and Conditions.
A. The decision maker may grant a planned development permit or a conditional
use permit only if all of the following findings are made:
1. The proposed development and/or use, at the proposed location, will not be
detrimental or injurious to property or improvements in the vicinity, and will not be
detrimental to the public health, safety, general welfare, or convenience;
2. The proposed development and/or use will be located and conducted in a
manner in accord with the Cupertino Comprehensive General Plan, i.irnderlyi ig zoni i
iei.ila�.tiornsv and the purpose of this title.
B. The decision maker may impose with reasonable conditions or restrictions as he
deems necessary to secure the purpose of this title and to assure operation of the
development and/or use in a manner compatible with existing and potential uses on
adjoining properties and in the general vicinity.
C. Permits are approved for a two-year period or a longer period of time to be
determined by the decision -making body.
14;424:08019.124.090 Variance -Findings and Conditions.
A. The Director may grant a variance from the site development regulations, the
parking and loading regulations or the special requirements of this title applicable
within any district, if the Director finds:
1. There are ea is circumstances ::)F 110111lld�[�()IIIIS _p
applicable to the property. stirrotindin s
ulthat do not apply generally to property in the same district;
2. '-.rhe special circtimstances a plicable to the pro-)ert d 1rive the pro arty of
classification.
3. The isstiance of the variance will not constiftite a grant of special
inconsistent with the limitations twon other pri-perties in the vicinity and zonin
.which su.icli property is sittiated.
4. The variance is not beinly. A
issued for the 1.11i ose of allowinlry a. use that is not
2therwise expressly atithorized by the zone reqy1flation 1yovernin"ry, th'! parcel of the
a W-e-r-ty _.
A4110 AM"all'Itill't 11::4 01111-11 Is ilC::11-:�:it o5u�,iiIIY"k:' III0111l"thill-11, ill[p] ilJ11nJ(:pJqJJJJ11n[ 11::�J
514 hS 6:111 n 11a �I 1) ro rl� ghl I o [� 01:11-11, il 1) 116:11 n � a n 114 to 1) re:11,I)II-In L H R F6111 511:)MI11 1,411-11, iol)l irtllI ::)SS 11:)r
�;.5. The granting of the application will not be detrimental or injurious to property
or improvements in the vicinity and will not be detrimental to the public health, safety,
and general welfare, or convenience, and to secure the purpose of the title.
(OM 7 160 � „ I'll 7 A (13 a 111a 0 r i 4'q
1%124AW 19.124.100 Effective Date.
A planned development permit, conditional use or variance shall take effect ten
working days following the mailing of the notice of decision, unless an appeal is filed as
provided in Chapter � °4; K12:12.12M, Appea Is.
Expiration, Extension and Revocation.
A. Expiration.
1. A planned development permit, conditional use permit or variance which has
not been used within two years following its issuance, shall become null and void and
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of no effect, unless a shorter or longer time period is specifically prescribed in the
conditions of such permit or variance. A permit or variance shall be deemed to be
"used" when actual substantial and continuous activity has taken place upon the land
subject to the permit or variance or, in the event of the erection of a structure or
structures, when sufficient building activity has occurred and continues to occur in a
diligent manner.
2. Notwithstanding subsection 1 of this section, if the use for which a conditional
use permit was granted and utilized has ceased or has been suspended for one year or
more, said permit becomes null and void.
3. Unless a variance has expired pursuant to subsection 1 of this section, it shall
continue to exist for the life of the existing structure or such structure as may be
constructed pursuant to the variance approval unless a different time period is specified
in its issuance. A variance from the parking and loading regulations shall be valid only
during the period of continuous operations of the use and/or structure for which the
variance was issued.
B. Extensions. The decision maker granting the original planned development
permit, conditional use permit or variance may, without public hearing, extend the time
for the use of such permit or variance for a maximum of one year only, upon
application filed by the applicant with the Director prior to expiration. Upon timely
filing of an extension request with the Director, the time for which a permit or variance
must be used shall be automatically extended until the request is heard by the decision
maker.
C. Revocation. In any case where, in the judgment of the Director, substantial
evidence indicates that the conditions of a planned development permit, conditional use
permit or variance have not been implemented, or where the permit or variance is being
conducted in a manner detrimental to the public health, safety, and welfare, the
Director shall set a date for a public hearing before the decision maker granting the
original permit or variance, and notice a public hearing in accordance with Section
4m124,( 4(, .124. 050Noticeo�blic1 f�Hearing, of this code.
%1 2.:i0"1 .124.120 Expansion r :Modification of Planned Development or
Conditional Use permits.
A. Any significant expansion in building size on site area of a planned
development or ajEy si nificaunt increase of aconditional use shall necessitate the
issuance of a new planned development permit or conditional use permit for the
expansion in accord with the provisions of this chapter.
ao
B. 1, modification to lo aup )rov. 1 planned devel(Pme
l au.l� equ. i e au. au.p rlia au.tio for au. oa ifia au.tion to the on ina] permit and shall be
rroa_e sea ru. rsu. au t to tl e requ.�irerr�e is of this C'hila pterd unless the aupplicaution is W
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diverted for administrative au.pirovaj, pu.irsu.ia nt to Chapter 19.132 Administrative
�� rova-ul of I�lirior �:°ha-inges iri l�ro eats.
. C'. No applications for a planned development permit or conditional use
permit shall be necessary for existing uses which were lawful conforming permitted
uses and which were rendered conditional by reason of rezoning or change to this title,
provided that any expansion in the building site or site area of such use shall be subject
to the issuance of a planned development permit or conditional use permit in accord
with this chapter.
i' 20 Rii11 ii::1ilr1s
Pie Pll kee to ii (4 111 it ) R a R�) l a � l I tv 5 hi i III W III ar IN III killw!! F tl rov o]II � �� � �"!IW.. � � a it i1 111: � ���7.
ilinild P..w III m n. �it it � III e ailll it lI
lid It, it !)ffiIII I k a1o11is� �i�ir��� � �I � � ";w ..���� III � � � al�i:.w i IIIli i III nug:"esm a rv, IIIIAhill i1H.
tll � Wa:V m�"� :N°1III a IICa I �i9iJil�i� �? III il�i�amil ?IIY" it �� era"u UI°oai:aa 0111�11 di:11II iI i1 i11::�J [�IJe 114�11l(A'SI1110�IIC)m...
(OFd; 2056�� (pa111 2'::0 �O!OFd; 160 JL°,I:ll;'� (I)aIl1 144I".)
.1.9.124.130 Change of Use.
1 A cha n e from au conditional use or au. permitted use to another permitted use o0
requ.iires a-u rttioa�afia�a-itiori of tl�e p�a-iririea� a�eve�oprttierit perrttiitd u.iriless the proposea� u.ise � `�'
o c;
aloes not chanllrye the yeneral au peauraurnQ e of thile propea t and aloes not chars e how the
�rroperty iriteraia�ts itli rieihboririg properties. m... �
2. A cha nrye from au. permitted u.ise or au. conditiona ll permitted use to au. different o
a on itionail use regaiires the issu.ia ace of separate conditional use per sit. U
(OFd; 2056�a (1)a11Y0, 2'::0 �O! OFd; 160 JL°, I'll; '� (1) a 111Y°O144 I".)
`1 .124.140 Concurrent Applications.
Notwithstanding any provision in this title to the contrary, any application for a
planned development permit, conditional use permit or variance which would
normally be issued by the Director of Community Development or the Planning
Commission may, at the discretion of the Director, be processed concurrently with
applications for General Plan amendments, zoning changes, subdivision maps or other
approvals which require City Council approval.
OF d 7 205 (p � �a1114 ): 4, OF.d 7 160 � „ � � �rt �.�:��al ���� (1!3��a III :� 41, 2 ).