community_dev_planning

PLANNING DIVISION

The Planning Division is responsible for the administration of the General Plan and implementation of the Zoning Ordinance and Specific Plans. The division reviews plans for new and remodeled industrial and commercial development, as well as new residential development, and expansion. Review includes consideration of the proposed use and associated aesthetic qualities of a development project or business as well as consistency with zoning regulations to determine the impact on the character of the surrounding neighborhood and ensure compatibility of residential room additions. The Planning Division works closely with the City Council and Planning Commission in providing technical expertise and research capacity. Planning also approves signs and business license applications based on zoning and land use requirements.

You may access our applications on-line and download these forms for printing. Please click on any of the following:

When you have completed the application and any required attachments, please call us at (714) 562-3620 to schedule an appointment to submit the application.

Download a free copy of Adobe Acrobat Reader, here

VARIANCES

WHAT IS A VARIANCE?
All property in the City of Buena Park is divided into zones. Each zoning district has specific development standards such as parking requirements, setbacks, or building height limitations. There are occasions, however, when the strict application of such standards may be inappropriate because of physical characteristics of a particular property, such as shape or grade difference. The "variance" procedure is designed to permit adjustments to the zoning regulations when there are special or extraordinary circumstances applying to a parcel of land or building which prevent the property from being used to the extent intended by the zoning. Variances are granted only when the physical surroundings, shape, or topographical conditions of a property result in a particular hardship to the owner, not a mere inconvenience or desire to make property development less costly.

WHAT IS THE PROCESS FOR OBTAINING A ZONING VARIANCE?

Consideration of the Project
Early in the consideration of a project, the Zoning Ordinance should be carefully reviewed to see if all regulations are met. Nevertheless, the need for a variance is often discovered when an application is made for a building permit or other City approval. The applicant should thoroughly investigate alternatives to see if there is any way to accomplish the purpose of the project without requiring a variance.

Pre-Application Conference
Prior to submitting a formal application, the applicant is advised to make an appointment with a member of the Planning staff to discuss the feasibility of the request as well as any possible alternatives that may eliminate the need for a variance or improve the chance of a variance being granted. In addition, staff and applicant can review the required data and procedures to be followed through the process. In addition, the Planning staff will assess possible environmental concerns, and coordinate engineering and fire requirements, as well as traffic, landscaping and building design criteria. A planner will help you determine if the proposed use is consistent with the zoning, or if it may be considered subject to Planning Commission review. To make an appointment or to check zoning call the Planning Division at
(714) 562-3620.

Application Submittal
The applicant should submit the completed application, filing fee, and other required information to the Planning staff. This application should be submitted at the same time as any other applications for a project. A staff planner will be assigned to review the material to make sure all the required information is provided. The applicant will be notified within 30 days after filing as to whether the application is complete or what additional information is required.

Environmental Review
The California Environmental Quality Act (CEQA) requires that all Variance requests be analyzed for potential environmental impacts. The applicant should request a meeting with a staff planner to determine the type of environmental analysis and process is necessary.

Planning Division Review for Planning Commission
The Planning staff will study the application by reviewing the relationship of the request to the City's Zoning Ordinance, General Plan and any applicable Specific Plans, and analyze the environmental, land use, traffic, site plan and other concerns of the proposed project. A written staff report will be prepared for the Planning Commission which will include a description of the project and staff recommendations.

Planning Commission Review
The Planning Commission will study the request by reviewing the size, shape, topography, location, and surroundings of the site under consideration. In addition, the Planning Commission will consider similar proposals in the area as well as make an investigation of the site.

The Planning Commission is required to hold at least one public hearing on the Variance application. At least ten days prior to the meeting, owners of property within 300 feet of the subject site will be notified by mail of the forthcoming hearing, and a notice of the public hearing will be published in the local newspaper. At the public hearing, staff will first present an oral report and recommendation. This presentation will be followed by testimony from the applicant and then by any interested persons who may wish to comment on the application. The Planning Commission will make a decision approving or conditionally approving the request, denying the request, postponing the decision to a later date, or the Commission may keep the public hearing open and continue it to a specified time, date and place. The Planning Commission's decision is final, unless an appeal is filed as described below.

City Council Review
The decision of Planning Commission is final unless it is appealed to the City Council or called up for review by the City Council. The appeal must be filed within 10 working days after the date of the decision. After the appeal is filed, a public hearing will be scheduled before the City Council. To obtain appeal processing requirements, contact the City Clerk's office at (714) 562-3750.

The Planning Division is open from 7:30 a.m. - 5:30 p.m., Monday through Thursday, and closed alternating Fridays. If you have any questions, please contact the Planning Division staff at (714) 562-3620.

CONDITIONAL USE PERMITS

WHAT IS A CONDITIONAL USE PERMIT?
All property in the City of Buena Park is divided into zones. Each zone is designated with certain permitted, conditional and prohibited uses for the land. The purpose of a "conditional use permit" is to allow for special consideration of certain specified uses which may or may not be compatible with an area depending on the specifics of the particular project. The conditional use permit process gives the City sufficient flexibility to determine whether a specific land use on a given site will be compatible with the environment and the General Plan. In reviewing a conditional use permit application, the staff and Planning Commission will evaluate such items as building placement and size, characteristic of the use, traffic generation, noise, hours of operation, adequacy of parking, circulation, proposed merchandise, landscaping and overall compatibility of the use with adjoining properties and other related development impacts. Conditions may be imposed as necessary to insure that the proposed use will be compatible with the surrounding properties and environment.

WHAT IS THE PROCESS FOR OBTAINING A CONDITIONAL USE PERMIT?

Consideration of the Project
Early in the consideration of a "conditional use permit" the applicant should determine the General Plan and Zoning Ordinance criteria for the site under consideration. It is important that the proposed use is consistent with the City's General Plan and Zoning Ordinance. For all uses proposed in a Specific Plan area, the applicable provisions of the Specific Plan should be carefully evaluated.

Pre-Application Conference
Prior to submitting a formal application, the applicant is advised to make an appointment with a member of the Planning staff to discuss the feasibility of the request. This will allow staff to review the request for compliance with the City's General Plan, Zoning Ordinance, applicable Specific Plans and other applicable City standards.

In addition, the Planning staff will assess possible environmental concerns, engineering requirements, and specific traffic, landscaping and building design criteria. A planner will help you determine if the proposed use is consistent with the zoning, or if it may be considered, subject to Planning Commission review of a CUP application. To make an appointment or to check zoning call the Planning Division at (714) 562-3620.

Application Submittal
The applicant should submit the completed application, filing fee, and other required information to the Planning staff. The filling fee for the Conditional Use Permit is $1,600. A staff planner will be assigned to review the material to make sure all the required information is provided. The applicant will be notified within 30 days after filing as to whether the application is complete or what additional information is required.

Environmental Review
The California Environmental Quality Act (CEQA) requires that all Conditional Use Permit requests be analyzed for potential environmental impacts. The applicant should request a meeting with a staff planner to determine the type of environmental analysis and process necessary.

Planning Division Review for Planning Commission
The Planning staff will study the application by reviewing the relationship of the request with the City's Zoning Ordinance, General Plan and any applicable Specific Plans, and analyze the environmental, land use, traffic, site plan and other concerns of the proposed project. A written staff report will be prepared for the Planning Commission which will include a description of the project and staff recommendation with any applicable conditions.

Planning Commission Review
The Planning Commission is required to hold at least one public hearing on the Conditional Use Permit application. At least ten days prior to the meeting, owners of property within 300 feet of the subject site will be notified by mail of the forthcoming hearing, and a notice of the public hearing will be published in the local newspaper. At the public hearing, staff will first present an oral report and recommendation. This presentation will be followed by testimony from the applicant and then by any interested persons who may wish to comment on the application. The Planning Commission will make a decision approving or conditionally approving the request, denying the request, postponing the decision to a later date, or the Commission may keep the public hearing open and continue it to a specified time, date and place. The Planning Commission's decision is final, unless an appeal is filed as described below.

City Council Review
The decision of Planning Commission is final unless it is appealed to the City Council or called up for review by the City Council. The appeal must be filed within 10 working days after the date of the decision. After the appeal is filed, a public hearing will be scheduled before the City Council. To obtain appeal processing requirements, contact the City Clerk's office at (714) 562-3750.

The Planning Division is open from 7:30 a.m. - 5:30 p.m., Monday through Thursday, and closed alternating Fridays. If you have any questions, please contact the Planning Division staff at (714) 562-3620.

SIGNS

GENERAL REQUIREMENTS
No sign, whether permanent or temporary, including any supporting structure and lighting thereof, shall present any hazard to the safety of pedestrian or vehicular traffic by obstructing the flow of such traffic, by obstructing the sight lines required for the safe movement of pedestrian or vehicular traffic, by interfering with the visibility and effectiveness of any traffic control or warning device or in any other manner. Please refer to the Chapter 19.904 of the Zoning Ordinance for details concerning the sign regulations.

ZONING REVIEW AND PERMITS
A zoning compliance sign permit is required prior to the erection, alteration, or relocation of any sign subject to sign guidelines established in accordance with Section 19.904.060. In addition, the provisions of the Building Code shall be complied with prior to the erection, alteration, or relocation of any sign.

APPROVAL OF SIGNS
Most signs require the review and approval of the Planning Commission, but signs in conformance with an approved sign program or business name signs which are in conformance with the standards of the maximum allowable sign area for the site may receive approval by the Planning Division in the Community Development Department. City staff will be able to advise you on the applicable review process. Applications must be submitted on forms provided by the Community Development Department for individual signs and sign programs that require Planning Commision approval.

PERMIT-EXEMPT SIGNS
The following signs shall be subject to limitations and exempt from the requirements for obtaining a zoning sign permit and from sign regulations. Please see Section 19.904.080 of Division 9 - Sign Regulations for specific limitations of each listed sign.

Public signs, warnings and notices
Directional signs
Memorial Signs and Cornerstones
Residential Directory Signs
Professional Signs
Bulletin Boards
Window Signs
Construction Signs
Real Estate Signs

PROHIBITED SIGNS
The following signs are prohibited in the City of Buena Park:

Any form of moving, oscillating, or rotating sign.
Inflatable signs (other than forced cold-air inflatables).
Portable signs, not including temporary signs which are otherwise permitted.
Off-premise signs (billboards), not including temporary signs which are otherwise permitted.
Roof signs.

Exception: Any property located in the Entertainment Corridor Specific Plan (ECSP) zone or Auto Center Specific Plan (ACSP) zone is subject to special sign criteria. Please refer to the Development Standards of ECSP and ACSP for sign regulations for these specific areas.

Application Submittal
The applicant should submit the completed application, filing fee, and other required information to the Planning staff. A planner will be assigned to review the material to make sure all the required information is provided. The applicant will be notified within 30 days after filing as to whether the application is complete or what additional information is required.

Required Information
Prepare and submit a complete set of plans and an application for each sign. A complete set of plans includes:

A colored graphic drawing of the proposed sign, drawn to scale. Indicate the dimensions and area of the proposed sign, including the dimensions of the letters.

A site plan showing lot, structure and sign dimensions and locations. Indicate the total business area.

Elevation(s) of building, including existing and proposed signage with dimensions.

Color chips and/or color brochure samples of all sign materials, including fabric, on an 8-1/2x11 sheet. (Material samples, poster board, cardboard or foam core will not be accepted.)

All lighting specifications and/or brochures of fixtures and bulbs including lumens.

Colored photographs of the site and any existing signs.

A complete building permit application is required for any monument (ground) sign or new awning sign.

Pre-Application Conference
Prior to submitting a formal application, the applicant is advised to make an appointment with a member of the Planning staff to discuss the feasibility of the request. This will allow staff to review the request for compliance with the City's General Plan, Zoning Ordinance, applicable Specific Plans and other applicable City standards.

Planning Division Review for Planning Commission
The Planning staff will study the application by reviewing the relationship of the request with the City's Zoning Ordinance, General Plan and any applicable Specific Plans, and analyze the environmental, land use, traffic, site plan and other concerns of the proposed project. A written staff report will be prepared for the Planning Commission which will include a description of the project and staff recommendations.

Planning Commission Review
The Planning Commission will review the Sign Permit application and make a decision approving or conditionally approving the request, denying the request, or postponing the decision to a later date. The Planning Commission's decision is final, unless an appeal is filed as described below.

City Council Review
The decision of Planning Commission is final unless it is appealed to the City Council or called up for review by the City Council. The appeal must be filed within 10 working days after the date of the decision. After the appeal is filed, a public hearing will be scheduled before the City Council. To obtain appeal processing requirements, contact the City Clerk's office at (714) 562-3750.

The Planning Division is open from 7:30 a.m. - 5:30 p.m., Monday through Thursday, and closed alternating Fridays. If you have any questions, please contact the Planning Division staff at (714) 562-3620.

PLAN INFORMATION

WHAT ARE PLANS?
Some for of plan must accompany every application for a permit for a new building structure or addition. Any application requesting a zoning or subdivision action also requires the submittal of plans. The combination and number of plans required depend on the type of application. For example, the types of plans and number of copies required for a Conditional Use Permit varies from those required for Residential Room Additions.

WHAT IS A SITE PLAN?
A Site Plan is a plan drawn to scale showing the uses and structures proposed for a specific parcel of land and adjoining uses. A Site Plan should include the following information:

Lot lines and dimensions.
Location and size of existing and proposed building properly dimensioned including the dimension to property lines.
Location of buildings on adjoining and abutting lots with note as to height in stories.
Uses adjoining and abutting lots.
All parking and loading facilities showing stalls, access, circulation, docks, ramps and curb cuts and all fences dimensioned.
Locations of all trash containers.
All existing and proposed easements.
All setback lines, properly dimensioned. All contiguous and adjacent properties, streets and alleys, showing centerline and both curb lines; street widths, right-of way lines and street names.
Lot size, lot coverage, building area (by floor) and total floor area to lot size ratio.
Site Plan shall be to scale with north arrow.

WHAT IS A FLOOR PLAN?
A Floor Plan is a diagram that shows general room arrangements including room sizes, window sizes and types and uses of all rooms. Floor plans may be typical floor plans if several units are included.

WHAT IS A LANDSCAPE PLAN?
A Landscape Plan consists of two parts:

A planting plan: A planting plan shows the species, sizes and location of all plants.
An irrigation plan shows the layout of the sprinkler system and includes the sizes of the pipes and the spacing of the sprinkler heads.

IS THERE A STANDARD FORMAT FOR PLANS?
All plans should be neat, clear and fully dimensioned. Where feasible, plans should be drawn to 1/4" – 1'-0" scale and should not exceed 18" x 24" in size. A north arrow should always be included on the plot plan. (See sample Plot Plan) PDF 21k.

HOW MANY COPIES OF PLANS ARE REQUIRED?
The number of copies of plans required depends upon the type of application submitted. For small residential additions and alterations, three sets of plans are required for submittal. Information regarding the number and combination of plans required for each application can be obtained from the Community Development Department, 6650 Beach Boulevard, Building 4, or by calling (714) 562-3620 between 7:30 a.m. and 5:30 p.m. Monday through Thursday and alternating Fridays.