Land Use Permits

A variance is a special request to deviate from certain zoning rules due to unique conditions on your property. The Board of Adjustment reviews these requests and can grant exceptions if strict enforcement would cause unreasonable hardship. You must show that your situation is different from others and that the variance won't negatively impact the surrounding area. This process includes a public hearing before the Board.

A nonconformity hearing addresses situations where a building, structure, or use does not meet current zoning standards but was legally established under previous rules. The Board of Adjustment determines whether the nonconforming status can continue, be altered, or must be brought into compliance. These hearings are often needed when a nonconforming structure is damaged, modified, or replaced. This process ensures fair application of zoning laws while respecting historic legal rights.

If you disagree with a final land use decision made by the Zoning Administrator (such as the denial of a permit or interpretation of code) you may appeal that decision to the Board of Adjustment. This process allows residents or property owners to have an impartial review of administrative decisions. The Board will determine whether the original decision followed the law and city ordinances. Appeals must be submitted within a specified time frame and include detailed reasons.

A Conditional Use Permit (CUP) is a formal request to allow a use that’s not automatically permitted within a zoning district but may be acceptable under certain conditions. The Planning Commission reviews your proposal through an application, public hearing, and staff report. They determine whether the use meets specific criteria and may impose conditions to protect the surrounding area.

A Conditional Use Permit Amendment is a formal request to modify an existing approved conditional use, such as adjusting conditions or scope. The same application, review, and public hearing process applies as for the original permit. The Planning Commission evaluates whether the proposed changes still meet approval standards and may add or adjust conditions.

This is NOT a zoning text amendment. A General Plan Text Amendment is a request to revise the City's long-term policy document that guides land use, growth, and development. The City Council reviews the proposed amendment following a public hearing, where it may modify or adopt the changes at its legislative discretion.

This is NOT a zoning map amendment. A General Plan Map Amendment is a request to revise the City's long-term Map that guides land use, growth, and development. The City Council reviews the proposed amendment following a public hearing, where it may modify or adopt the changes at its legislative discretion.

A Permitted Use Permit is an administrative tool used to confirm that a proposed use, building, or development qualifies as “permitted” under the existing zoning regulations. The Zoning Administrator reviews your application and issues a decision based on completeness and compliance. This permit confirms that your proposed use or structure meets all applicable zoning regulations and ensures proper review. No public hearing is required, and the process is designed to be efficient and clear.

This permit is for fencing, walls, or screening structures that are permitted by zoning but exceed standard height limits or require special review. The Zoning Administrator reviews the request to ensure the proposed structure complies with location, height, and design requirements.

For example, fences over six feet in certain areas (or up to eight or ten feet in specific circumstances) must be reviewed and approved. This ensures safety, aesthetic compatibility, and proper buffering between zones.

An Exchange of Titles (Boundary Line Adjustment) is a process where adjoining property owners agree to transfer portions of their properties to adjust the shared boundary. This allows the boundary line to be relocated without creating an additional lot or requiring a subdivision plat. The adjustment must be recorded with the county recorder as required under § 15.09.140. This process helps neighbors resolve property line issues while staying compliant with local regulations.

A Site Plan Amendment is an application to revise portions of an already approved site plan( such as layout, architecture, parking, landscaping, or use changes). This process ensures modifications maintain consistency with the city's development standards and community character. Amendments keep existing approvals valid while allowing adjustments to suit changing project needs.

A Conceptual Site Plan is an early-stage representation of how a property could be developed, used to evaluate major elements like layout, density, access, and community integration. It is submitted to the Planning Commission for review and may be accepted, accepted with conditions, or rejected. This plan does not authorize construction, but provides a roadmap for project feasibility. For PDOs, conceptual approval is tied to zoning decisions and must precede final planning.

A Final Site Plan is a detailed plan that closely corresponds to what will be built on-site, including specifics like building dimensions, utilities, circulation, landscaping, and amenities. It can only be submitted after conceptual site plan approval and must be accepted by the Planning Commission. Once approved, it authorizes issuance of building permits and construction per the plan. It ensures development aligns precisely with the city's guidelines and the vision outlined in the conceptual plan.

A minor subdivision is any residential or commercial subdivision that creates fewer than three lots. Minor subdivisions follow an expedited review process under the final plat procedures outlined in CZC 15.04. These applications are reviewed and approved administratively by the Community Development Director. Applicants must still meet all applicable city code and subdivision standards.

Step one of three for Commercial/Multifamily Subdivisions. All Commercial/Multifamily subdivisions require a three-step review process, including concept plat, preliminary plat, and final plat review. Concept plats are reviewed and approved by the Planning Commission (with a public hearing). Preliminary plats are reviewed and approved by the Planning Commission (with a public hearing). Final plats are reviewed and approved by the City Council.

Step two of three for Commercial/Multifamily Subdivisions. Commercial Subdivisions require a three-step review process including concept plan, preliminary plat, and final plat review. Concept plans are reviewed and approved by the Planning Commission (with a public hearing). Preliminary plats are reviewed and approved by the Planning Commission (with a public hearing). Final plats are reviewed and approved by the City Council.

Step three of three for Commercial/Multifamily Subdivisions. All Commercial/Multifamily  subdivisions require a three-step review process including concept plat, preliminary plat, and final plat review. Concept plats are reviewed and approved by the Planning Commission (with a public hearing). Preliminary plats are reviewed and approved by the Planning Commission (with a public hearing). Final plats are reviewed and approved by the City Council.

A Plat Amendment allows property owners to modify a recorded subdivision(  adjusting lot lines, vacating rights-of-way, or correcting errors) without fully re-subdividing the land. Commercial or street-related amendments require review and final action by the City Council, typically with a public hearing. Once approved, the amended plat must be signed, acknowledged, and officially recorded to replace the original.

Step one of two for Commercial/Multifamily Subdivisions. Non-commercial Subdivisions require a two-step review process including preliminary plat and final plat review. Preliminary plats are reviewed and approved by the Planning Commission (with a public hearing). Final plats are reviewed and approved by the Zoning Administrator.

Step two of two for Commercial/Multifamily Subdivisions. Non-commercial Subdivisions require a two-step review process including preliminary and final plat review. Preliminary plats are reviewed and approved by the Planning Commission (with a public hearing). Final plats are reviewed and approved by the Zoning Administrator.

A Zoning Text Amendment is a formal request to change the written zoning regulations in the City's zoning ordinance (Title 12), such as permitted uses, development standards, or procedures. This is a legislative decision by the City Council and the change must promote public welfare, comply with state law, and align with the City’s General Plan. Zoning text changes affect how zoning laws are applied citywide or to a particular zone, not just to a specific property.

A Zoning Map Amendment, often referred to as a "rezone", is a request to change the zoning designation of a specific property (for example, from residential to commercial or from agricultural to industrial).

A Planned Development Overlay (PDO) allows for a customized overlay on property that modifies zoning standards( such as setbacks, heights, densities, or uses)to create innovative and flexible developments tailored to unique site conditions. This application requires participation in a Development Review Committee (DRC) meeting and direct coordination with the zoning department before submitting. The PDO must be carefully planned and may include a development agreement that outlines approved variances and terms. Approval is a legislative decision by the City Council supported by a public hearing and recommendation from the Planning Commission.

A Hard Surface Waiver allows deviations from the standard limits on hard surfacing in conjunction with a landscaping waiver. The Planning Commission may grant this waiver if the request preserves the code’s goals and doesn’t harm neighboring properties. A minimum 15-foot landscaped buffer must be preserved along interior and rear lot lines. Applicants must submit a written justification with their development application explaining why the waiver is necessary and how the intent of the zoning code will still be met.

You may apply for a permit to raise up to a combined total of 10 head of chickens and/or rabbits(no more than six may be rabbits) on property in Agricultural zones or the Residential‑Low (R‑L) zone for personal, non‑commercial use. Roosters are not allowed, and any that hatch must be removed within five months. The application must include a site plan showing coop or cage location, dimensions, and setbacks. Permits are non‑transferable and expire after 12 months of non‑use.

This is not a variance request. A Special Exception permits specific, incidental uses or adjustments( such as temporary buildings or relocating nonconforming structures) that are allowed only under this exception, not outright. The Planning Commission reviews and decides on the application following a public meeting.

A Landscaping Waiver allows reduced compliance with standard landscaping requirements( such as when full planting is impractical) but only if alternative measures maintain the development's appearance and buffering. It must be approved by the Planning Commission through a finding that the waiver preserves the code’s intent and won’t negatively affect neighbors. Submissions must explain why the waiver is needed and how the project will still meet visual and environmental goals.

A Parking Modification Waiver allows deviations from standard off‑street parking requirements( such as reduced number of spaces or alternative configurations) when strict adherence is impractical. The Planning Commission may grant a waiver if the proposed change still meets the intent of the code and maintains public safety. It enables flexibility in site design while ensuring adequate access, circulation, and traffic flow. A waiver must be supported by technical justification and input from city staff.

An Internal ADU is a self-contained living unit created within an existing, owner‑occupied single‑family home (you HAVE to live on the same property). The Zoning Administrator reviews and approves ADU applications administratively. You must meet size, owner‑occupancy, parking, safety, and design requirements set out in City code. ADUs are intended for long‑term occupancy (30+ days), and short-term rentals are not permitted.