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| Appeals |
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Licenses & Permits has many years of experience in
successfully representing clients’ zoning issues before various appellate bodies
(such as Boards of Zoning Appeals, Planning Commissions and City Councils, Boards of
Supervisors and County Commissions [Nevada]). back to
zoning
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| Caldera Findings |
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A recent State law (introduced by former Assemblyman
Caldera) requires that local governments’ legislative bodies (e.g., City Council)
certify that approval of all off-sale and certain on-sale ABC licenses will further the
public convenience or necessity in the neighborhood. Sometimes these applications require
presentations before the local governing body. Licenses & Permits is as
experienced as anyone in the field. back to zoning
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| Coastal
Development Permits |
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For most applicants wishing to undertake a development in
the coastal zone, Licenses & Permits will assist clients to obtain a Coastal
Development Permit in accordance with the cities’ (or counties’) adopted Local
Coastal Program (LCP). In those few areas not yet covered by an LCP, Licenses &
Permits will assist clients in their applications (or appeals) to the California
Coastal Commission. back to zoning
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| Conditional Use
Permit |
.... |
Actually, a very special type of variance
wherein the local government has recognized that it is often necessary to permit certain
uses in zones other than those in which they are classified, because of their unusual
characteristics or the large area required for their operation. These uses require special
consideration as to their proper location in relation to adjacent uses or to the
development of the community and to the various elements of the General Plan. Because of
the various types of uses and locations requiring this special consideration, the specific
conditions under which each use may be permitted must also be considered. Licenses
& Permits has won nearly a thousand of these kinds of cases for their clients. back to zoning
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| Environmental
Assessment |
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Licenses & Permits performs a project analysis
and prepares an "environmental information form" (by whatever name) to enable
the local government to conduct an Initial Study pursuant to Guidelines for the
Implementation of the California Environmental Quality Act (in conjunction with the filing
of a discretionary request). see Initial Study
back to zoning
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| Environmental
Impact Report |
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Following an Initial Study that
identifies more than just a few significant environmental impacts, the local government
may require that Licenses & Permits prepare a Draft Environmental Impact Report
(DEIR). If, however, only a few significant impacts are identified, Licenses &
Permits may be required to prepare a "focused" DEIR considering only those
impacts identified. A DEIR will contain
- a detailed description of the subject property as it exists in terms of the physical,
cultural and economic facets of the environment;
- a detailed description of the proposed project;
- a detailed analysis of the project’s probable impacts upon the various facets of
the environment; and feasible alternatives.
Licenses & Permits has produced more than three dozen of these comprehensive
documents involving a variety of residential, commercial and industrial projects.
back to zoning
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| General Plan
Amendments |
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The Land Use element of the General Plan specifies the
general categories of land use appropriate to the development (or redevelopment) of all
properties in the city (or county). Sometimes clients of Licenses & Permits do
not agree that the land use designation given to their property is the most appropriate.
Many local governments provide a (possible) remedy by means of a General Plan Amendment.
Licenses & Permits has won more than a dozen of these intricate cases. back to zoning
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| Initial Study |
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A local government’s action to determine whether a
proposed project would likely result in significant (i.e., adverse) environmental effects.
Licenses & Permits is usually required to prepare and submit an
"Environmental Assessment Form", or "Environmental Information Form",
etc. see Environmental Assessment By
whatever name, these documents pretty much follow the adopted Guidelines for the
Implementation of the California Environmental Quality Act (as amended).
back to zoning
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| Legislative
Advocacy |
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Another term for lobbying. Originally referring only to
lobbying of legislative bodies (City Councils, State Assemblies, etc.), the term now
includes councilmanic deputies, planning commissions, zoning administrators planning
staffers, etc. Licenses & Permits have more than twenty years of local
government lobbying experience. back to zoning
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| Lot Split Design |
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A lot split (more formally, a Parcel Map) is the division of
an existing lot or parcel of land into one to four new parcels. Occasionally, however, the
parcel dimensions or topography of the existing property prevents the simplest type of lot
cut. Often, a creative lot design prepared by Licenses & Permits in conjunction
with a setback or area variance package can overcome these problems. Licenses &
Permits would be working with a Licensed Land Surveyor or Registered Civil Engineer. back to zoning
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| Mitigated
Negative Declaration |
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The statement of a local government that a limited number of
significant environmental impacts have been identified and that these impacts can be
readily mitigated if the prescribed measures are implemented. The "mitigated neg
dec" has, to a significant degree, replaced the focused EIR. back to zoning
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| Negative
Declaration |
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Although it sounds bad, it is really good for an applicant.
It is the statement of a local government’s recognition that the Initial Study has not identified any significant
environmental impacts. back to zoning
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| Ownership and/or
Occupant List |
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Ownership lists, often printed on peel-off labels, accompany
radius maps and include the owners of all of the properties
within the designated radius of the radius map. Similarly, occupant lists include all
tenants (typically addressed as "resident") within the designated radius.
Licenses & Permits have prepared well over a thousand of these lists. back to zoning
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| Parcel Map |
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A Parcel Map is a "junior subdivision" involving
the division (or redivision) of one or more parcels of land into one to four new parcels.
The technical aspects of Parcel Maps are properly the domain of the registered Civil
Engineer or Licensed Land Surveyor. But Licenses & Permits often works with
these professionals in filing the Preliminary Parcel Map and "clearing"
conditions of approval. Sometimes they are requested to participate in Advisory Agency
public hearings. back to zoning
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| Radius Map |
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A radius map depicts, at a specified scale, the subject
property and all land within a designated radius of the subject property. Some local
governments require only that the designated radius be inscribed on a County
Assessor’s map. Others require the zoning and land use of each parcel, prior case
numbers and street improvements – all on an original map drafted from the
jurisdiction’s engineering base maps. Licenses & Permits has prepared well
over a thousand of these maps. back to zoning
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| Site Plan Review |
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Site Plan Review Boards (by any other name) are generally
tasked with the promotion of orderly development, evaluation and mitigation of significant
environmental impacts and promotion of public safety and the general welfare. Licenses
& Permits will ensure that clients’ paperwork are in proper order and
represent them in such hearings as may be conducted. back
to zoning
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| Solar Access
Reports |
|
Some jurisdictions require that a "Solar Access
Report" accompany the filing of a Tentative Tract. New buildings, especially those
taller than existing surrounding buildings, may adversely impact the existing buildings by
throwing shadows during part of the day. This may even vary by season. These shadows block
access to the sunlight. Working with architectural plans, Licenses & Permits
has prepared dozens of these reports. back to zoning
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| Subdivisions
(Tract Maps) |
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A subdivision involves the division (or redivision) of one
or more parcels of land into one or more new record lots. The technical aspects of
Subdivision work are properly the domain of the registerd Civil Engineer or Licensed Land
Surveyor. But Licenses & Permits often works with these professionals in filing
of the Tentative Tract Map and "clearing" conditions of approval. Sometimes they
are requested to participate in Advisory Agency public hearings. back to zoning
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| Transfers of
Jurisdiction |
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If the City Planning Commission (or Zoning Administrator)
fails to act upon an application within specified periods of time, an applicant may file a
request to transfer jurisdiction to the City Council (Board of Zoning appeals). While Licenses
& Permits can assist a client in doing this, we generally do not recommended it.
It removes one potential level of appeal and, if the higher body remands an appeal to the
person/body that would originally have heard it, that person/body might then have a
prejudicial attitude toward the case. back to zoning
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| Variance |
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Administrative relief from the strict application of zoning
restrictions (land uses, lot areas or setbacks) where topography or surrounding uses
differ substantially from the norm and the requested use will not be detrimental to the
enjoyment of surrounding properties. Licenses & Permits has won hundreds of
these cases for their clients. back to zoning
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| Zone Change |
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A legislative action that changes the zone
that underlies the subject property. The primary reason would be to change the permitted
use(s). Licenses & Permits has won well over a hundred of such cases for our
clients. back to zoning
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| Zone Boundary
Adjustment |
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It is the general intent that zoning district boundaries
precisely coincide with street, alley or lot lines. Sometimes this intent does not occur.
To overcome these situations, a zone boundary adjustment remedy has been established by
many local governments. Licenses & Permits has prepared and won many of these
cases. back to zoning
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| Zone, Zoning |
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A property designation, established by legislative
action, for every property in the city (or county). Over the years it has been found that
the general public welfare, the stability of property values and the encouragement of land
development are all fostered by the proper designation of zones which allocate various
types of land use. In addition to establishing zoning districts that prescribe (or
prohibit) land uses, the zoning regulations govern the amount of lot area and yard spaces
required for individual developments, the maximum height and floor area permitted in
various buildings and the amount of automobile parking space required with the various
kinds of improvements.
back to zoning |
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