CC Ordinance 2143ORDINANCE NO. 2143
BEING AN ORDINANCE OF THE CITY COUNCIL OF THE CITY
OF CAMPBELL APPROVING A TEXT AMENDMENT (PLN2010-
242) TO AMEND THE CAMPBELL MUNICIPAL CODE, CHAPTER
21.62 (APPEALS).
After notification and public hearing, as specified by law and after presentation by the
Community Development Director, proponents and opponents, the hearing was closed.
After due consideration of all evidence presented, the City Council of the City of Campbell
does ordain as follows:
SECTION ONE: Section 21.62 of the Campbell Municipal Code is hereby amended to read as
set forth in Exhibit A.
SECTION TWO: This Ordinance shall become effective thirty (30) days following its passage
and adoption and shall be published, one time within fifteen (15) days upon passage and
adoption in the Campbell Express, a newspaper of general circulation in the City of Campbell,
County of Santa Clara.
PASSED AND ADOPTED this 15th day of February, 2011, by the following roll call vote:
AYES: COUNCILMEMBERS: Waterman, Low, Cristina, Kotowski, Baker
NOES: COUNCILMEMBERS: None
ABSENT: COUNCILMEMBERS: None
ABSTAIN: COUNCILMEMBERS: None
APPROVED
`~ I
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ATTEST:
Anne Bybee, City Clerk
D h ~).
Ja on T. Baker, Mayor
Chapter 21.62
APPEALS
Sections:
21.62.010 Purpose of chapter.
21 62 020 Appeals from administrative decisions.
21 62 030 Appeals from decisions of the planning commission.
21 62 040 Filing and processin og_f appeals.
21.62.050 Action on appeals.
21.62.060 Exhaustion of appeals
21.62.010 Purpose of chapter.
This chapter provides procedures for filing appeals of determinations or decisions
rendered by the community development director or the planning commission.
21 62 020 Appeals from administrative decisions.
A. Appeal of community development director's or city official's interpretation.
The applicant or any other interested party may file an appeal to the planning commission
from an administrative interpretation made by the community development director or
any city official in compliance with this Zoning Code.
B. Appeal of community development director's decisions. The applicant or any
other interested party may file an appeal to the planning commission from any of the
following decisions made by the community development director:
1. Administrative planned development permits;
2. Administrative site and architectural review permits;
3. Fence exceptions;
4. Notice of intent to record;
5. Reasonable accommodation; and
6. Tree removal permits.
C. Appeal filed with the community development department. The appeal shall
be filed with the community development department and accompanied by a filing fee in
compliance with the city's schedule of fees and charges, no part of which is refundable.
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E. D. Ministerial actions. Ministerial actions granting or denying a building
permit, zoning clearance, home occupation permit, or any other ministerial action
pursuant to this Zoning Code are final and not subject to appeal.
21 62 030 Appeals from decisions of the planning commission.
A. Appeal of planning commission decision. The applicant or any other
interested party may file an appeal to the City Council from any decision of the planning
commission rendered in compliance with this Zoning Code. , °°°° _~~.~ ~,
B. Appeal filed with the city clerk. The appeal shall be filed with the city clerk
and accompanied by a filing fee in compliance with the city's schedule of fees and
charges, no part of which is refundable.
C. Council Initiated Review. Notwithstanding any other provision of this
section, the City Council may review any decision of the planning commission as
follows:
1. The City Council may initiate the review by vote of a majority of
its members at any time prior to the expiration of the appeals period set forth in
section 21.62.040;
2. The review shall be treated the same as an appeal, except that no
application need be filed with the city clerk.
21 62 040 Filin~nd processing of appeals.
A. Timing and form of appeal.
1. Appeals shall be submitted in writing and filed with the city clerk within
ten days after the date the community development director or the planning commission
renders the decision.
2. The number of days shall be construed as calendar days. Time limits will
extend to the following City Hall working day where the last of the specified number of
days falls on a weekend, holiday, or other day when City Hall is officially closed.
3. Appeals shall be accompanied by the filing fee set by the city's schedule of
fees and charges, no part of which is refundable.
B. Effect of filing. The filing of an appeal in compliance with this chapter shall
have the effect of suspending the effective date of the decision being appealed, and no
further actions or proceedings shall occur in reliance on the decision being appealed
except as allowed by the outcome of the appeal.
C. Required statement and evidence.
1. Applications for appeals shall include a statement specifying the basis for
the appeal and the specific aspect of the decision being appealed.
2. Appeals shall be based upon an error in fact, dispute of findings, or
inadequacy of conditions to mitigate potential project impacts.
3. Appeals shall be accompanied by supporting evidence substantiating the
basis for the appeal.
D. Notice to applicant. If the appellant is not the applicant, a copy of the appeal
shall be sent to the applicant, by first class United States mail or comparable delivery
service, postage prepaid, to the address listed on the application within seven days of its
filing.
E. Report and scheduling of hearing.
1. When an appeal has been filed, the community development director shall
prepare a report on the matter, and schedule the matter for consideration by the
appropriate appeal body, with notice provided in compliance with subsection F of this
section.
2. All appeals shall be considered in public hearings.
3. The city may consolidate hearings on all timely filed appeal applications
for the same project.
F. Notice requirements.
1. Public notice for a hearing on an appeal shall be provided in the same
manner as required for the decision being appealed.
2. The content of the notice shall comply with Chapter 21.64, (Public
Hearings).
G. Withdrawal of appeal. Once filed, an appeal may only be withdrawn by a
written request submitted to the city clerk with the signatures of all persons who
originally filed the appeal.
H. Decision shall be final after ten days. Any determination or decision not
appealed within the ten-day period shall be final.
21 62.050 Action on appeals.
A. Action. At the hearing, the decision-making body may consider any
issue involving or related to the matter that is the subject of the appeal, in addition to the
specific grounds for the appeal, and shall conclude the proceedings with one of the
following actions.
1. Affirmation or reversal. The appeal body may, by resolution, affirm,
affirm in part, or reverse the action that is the subject of the appeal.
2. Additional conditions. When reviewing an appeal on a permit, the appeal
body may adopt additional conditions of approval involving or related to the subject
matter of the appeal.
3. Deny the permit. Deny the permit approved by the previous decision-
makingbody, even though the appellant only requested a modification or elimination of
one or more conditions of approval.
4. Referral. If new or different evidence is presented in the appeal, the
planning commission or City Council, may, but shall not be required to, refer the matter
back to the community development director or planning commission, as applicable, for
further consideration. Any new evidence shall relate to the subject of the appeal.
5. Required findings. The appeal body shall make the required findings in
support of its final action.
B. Deadlock vote.
1. By planning commission. In the event an appeal from an action of the
community development director results in a deadlock vote by the planning commission,
the determination, interpreting decision, judgment, or similar action of the community
development director shall be recognized as final, unless appealed to the City Council.
2. By City Council. In the event that an appeal from an action of the planning
commission results in a deadlock vote by the City Council, the action of the planning
commission shall become final.
C. Effective date of decision.
1. Final action by planning commission. An action of the community
development director appealed to the planning commission shall not become effective
until .the time for an appeal to the City
Council has expired without an appeal or Council review having been initiated.
2. Final action by City Council. An action of the planning commission
appealed to the City Council shall not become effective until final action by the City
Council.
21.62.060 Exhaustion of Appeals.
A. Except as provided in subsection B of this section, no action challenging a
decision made pursuant to this Title may be commenced unless all of the appeals
afforded under this Title have been exhausted.
B. Notwithstanding subsection A, no one shall be required to exhaust the
appeal rights afforded under this Title prior to commencing an action to challenge
any decision that violates free speech rights protected by the First Amendment of
the United States Constitution or Article 1, Section 2 of the California Constitution.