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STORMWATER MANAGEMENT PROGRAM <br /> INTERIM DEVELOPMENT GUIDELINES <br /> TECHNICAL MEMORANDUM NO. Draft # 1 <br /> land use permit and a building permit is significant. Land use permitting involves the <br /> administrating and updating of the City's land use regulations including zoning, site <br /> reviews, land divisions and conditional use permits, and responding to citizen inquiries and <br /> requests about current planning issues. The building permit plans review process begins <br /> when a completed application is received at the PIC and includes a check of all of the <br /> detailed state an local regulations with which construction projects must comply <br /> including, land use, engineering, fire prevention, electrical, plumbing, mechanical and <br /> structural. Many types of customers are served at the PIC including: realtors, developers, <br /> engineers, surveyors and other design professionals, other government agencies, students, <br /> neighborhood leaders and property owners. <br /> Land Use Permits <br /> The land use permit process is a separate process from the building permit approval process <br /> and until approval is granted for a land use permit, the project is technically illegal. Only <br /> when a land use permit is approved can the project move forward into the building permit <br /> phase. An important distinction is that the land use permit is a mandated public process. <br /> All land use permits, except a minor partition, require notice to nearby residents and <br /> property owners as well as affected neighborhood groups. Often, a public hearing and /or <br /> decisions by the Hearings Official or Planning Commission are required. <br /> Reviews and approvals of land use permits are the major planning service at the PIC. In <br /> certain circumstances a land use permit approval is required prior to an application for a <br /> building permit. Typically, that situation could occur when the location of the development <br /> requires review. For example, development of a restaurant on land that is zoned C -2 <br /> (general commercial) will not need any land use permit unless it is located within the <br /> Willamette Greenway, involves historic structure, or has a site review overlay attached to <br /> the zoning. Often, a project will involve multiple land use applications which can often be <br /> considered simultaneously, such as annexation/rezoning, or rezoning and conditional use <br /> permit. <br /> Land use reviews can generally be described in three categories: <br /> • review for conformance with development criteria or standards established in the <br /> code (site review; subdivisions review, major partitions) <br /> • review of uses of types of development permitted only when criteria, standards or <br /> condition specified in the code are met (conditional use review; planned unit <br /> development review) . <br /> • review of requested changes to the zoning map or Metro Plan diagram (zone change, <br /> Metro Plan diagram amendment) <br /> A property owner begins the land use review process by submitting an application at the <br /> PIC. Each application under goes an internal staff review for conformance with code <br /> requirements prior to a decision. <br /> Page 4 <br />