Planning

ADMINISTRATIVE PERMITS
Certain types of entitlement permits such as fence height exceptions, increases in garage square footages, and certain accessory uses and buildings, may be granted at a staff level through the application and approval of an Administrative Permit. This entitlement may be approved, approved with conditions, or denied.

ANNEXATIONS
The Local Agency Formation Commission (LAFCO) is a commission within each county that reviews and evaluates all proposals for formation of special districts, incorporation of cities, annexation to special districts (i.e. sewer, water) or cities, consolidation of districts, and merger of districts with cities.

BOUNDARY ADJUSTMENTS
Is an adjustment of legal lot lines between contiguous parcels. This process does not have the ability to create additional lots. The after adjusted parcels must meet or exceed all zoning standards. If a nonconforming parcel exists prior to the proposed adjustment, the non-conformity cannot increase as a result of the proposed adjustment.

ENVIRONMENTAL ANALYSIS
The California Environmental Quality Act (CEQA) is a State of California law requiring public agencies to regulate both private and public projects with consideration for environmental protection. An Initial Study pursuant to CEQA, is an analysis of a project’s potential environmental effects and their relative significance. An initial study is performed and is preliminary to deciding whether to prepare a Negative Declaration or an EIR. A Negative Declaration (ND) or Mitigated Negative Declaration (MND) is prepared when a project is not exempt from CEQA, and will not have a significant effect upon the environment. The ND or MND is an informational document that describes the reasons why the project will not have a significant effect and may propose measures to mitigate or avoid any possible effects. An Environmental Impact Report (EIR) is a detailed review of a proposed project, its potential adverse impacts upon the environment, measures that may avoid or reduce those impacts, and alternatives to the proposed project.

GENERAL PLAN/AMENDMENTS
A General Plan is a compendium of city or county policies regarding its long-term development, in the form of maps and accompanying text. In California, the General Plan has 7 mandatory elements and may include any number of optional elements. A request for a General Plan Amendment may include changes to any of the mandated or optional elements. This type of entitlement is a discretionary action by the approval authority and may be approved, approved with conditions, or denied.

LAND DIVISION
Is a division of land for the purpose of sale, lease or financing. This type of entitlement is a discretionary action by the approval authority and may be approved, approved with conditions, or denied.

LAND USE CONSULTATION
From inception to completion, SDE’s planning division constantly monitors any regulatory land-use and environmental issue’s that may arise to provide you with a successful project.

MAJOR SUBDIVISION
Is a division of land creating five or more lots.

MINOR SUBDIVISION
Is a division of land creating four or less parcels, or four parcels and one remainder parcel.

MAJOR USE PERMITS OR CONDITIONAL USE PERMITS (MUP/CUP)
When your property is zoned, there are certain “land-use types” that are allowed by right. There are other “land-use types” that require a use permit (MUP/CUP) to be approved. This type of entitlement is a discretionary action by the approval authority and may be approved, approved with conditions, or denied.

PRE-ACQUISITION ANALYSIS
SDE performs feasibility studies to determine what types of land-use, environmental, topographic, title, utility, and infrastructure constraints may affect your development goals and objectives.

REZONING
A request to amend the development standards, or zone, which specify allowable uses for real property, size restrictions for buildings, minimum lot size, maximum height, and building setbacks. This type of entitlement is a discretionary action by the approval authority and may be approved, approved with conditions, or denied.

SPECIFIC PLANS
Is a legal tool for the systematic implementation of the general plan for a defined portion of a community's planning area. A specific plan, similar to a General Plan, is a planning framework that focus’s on the site’s specific and unique qualities and resources. This type of entitlement is a discretionary action by the approval authority and may be approved, approved with conditions, or denied.

TENTATIVE MAPS
The Tentative Map (see Major Subdivision) is a map illustrating a subdivision lotting proposal along with proposed grading, drainage, and public and private infrastructure improvements. A subdivision is not complete until the conditions of approval imposed upon the tentative map have been satisfied and a Final Map has been recorded with the county recorder. This type of entitlement is a discretionary action by the approval authority and may be approved, approved with conditions, or denied.

A Tentative Parcel Map (see Minor Subdivision) is a map illustrating a subdivision lotting proposal along with proposed grading, drainage, and public and private infrastructure improvements. . A subdivision is not complete until the conditions of approval imposed upon the tentative map have been satisfied and a final Parcel Map has been recorded with the county recorder.

The Subdivision Map Act vests in local legislative bodies the regulation and control of the design and improvement of subdivisions, including the requirement for tentative and final maps.

A subdivision title order must be opened in order to begin the subdivision process. A Preliminary Report (PR) is first issued that provides the legal description of the property and any easements benefiting the property. It also details any easements, encumbrances, or liens recorded against the subject land.

VARIANCES
A request to modify a required Development Standard according to your properties zoning (not density increases or land-use allowances), and which must make findings according to state and local laws. This type of entitlement is a discretionary action by the approval authority and may be approved, approved with conditions, or denied.