Proceedures&timelines,r5.qxd

Longtin’s
PROCEDURES
& TIMELINES
ABOUT THE AUTHOR
James Longtin has been a land use lawyer for over 40 years.
During his public practice he was city attorney for Lompoc,Santa Maria, Thousand Oaks and La Quinta. His private prac-tice included representation of all sides to land use litigation,including landowners and developers, environmental andpreservationist groups, and public agencies.
Mr. Longtin is the author of Longtin’s California Land Use, a comprehensive two-volume set of law and practice books. Mr.
Longtin discontinued active law practice in 1996. However, hecontinues to study land use and to update Longtin’s Cal LandUse annually.
This is a free publication distributed by Local Government Publications
P.O. Box 10087
Berkeley, CA 94709
(800) 345-0899
including an on-line land use library, visit www.LongtinsLandUse.com
PROCEDURES AND TIMELINES
CONTENTS
Introduction and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 Project Application and Review. Permit Streamlining Act (PSA) . 4 PSA Meets CEQA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4Applicability. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4Project Application . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5CEQA Review . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Project Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Deemed Approved . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5Time Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 California Environmental Quality Act (CEQA). . . . . . . . . . . . 6 In General . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Exempt Projects. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Initial Study. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6Negative Declaration (ND) . . . . . . . . . . . . . . . . . . . . . . . . 6Environmental Impact Report (EIR) . . . . . . . . . . . . . . . . 7 Notice and Hearing Procedures . . . . . . . . . . . . . . . . . . . . . . . . 9 Due Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9Notice . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9Hearing . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 Time Limits. Procedural Defects. Litigation . . . . . . . . . . . . . . 10 Time Limits. Extensions . . . . . . . . . . . . . . . . . . . . . . . . . . 10Effect of Procedural Defects . . . . . . . . . . . . . . . . . . . . . . . 10Deadlines for Legal Challenge . . . . . . . . . . . . . . . . . . . . . 10Expediting Litigation . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 DIAGRAMS
Flow Chart and Timelines . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 Chart of Procedures for Specified Activities . . . . . . . . . . . . . . 12 ABBREVIATIONS
CCP . . . . . . . Code of Civil Procedure Longtin’s . . . Longtin’s California CEQA . . . . . California Environmental Quality Act EIR . . . . . . . Environmental Impact Report PSA . . . . . . . Permit Streamlining Act FLOW CHART AND TIME-
COMPLETED
INITIAL STUDY to determine whether
APPLICATION
ND or EIR, within 30 days; mutual 15-dayextension. PRC 21080.1, 21080.2, 21080.3, Determine Completion of appli-
cation within 30 days of submittalor notify applicant if incomplete.
Acceptance as complete starts timeperiods for environmental review.
GovC 65943, Guidelines 15060,15101, Longtin’s §§11.23, 11.24. NEGATIVE DECLARATION may
be adopted if no substantial evidence
of significant impact or impact mitigated.
Guidelines 15070, Longtin’s §§4.52–4.55.
Notice of Intent to Adopt ND with
EXEMPT PROJECTS
sufficient time to allow review. Post, mailand publish. Guidelines 15072. Not subject to further review.
PRC 21080(b), Guidelines 15061, Review and Consultation Period
15260 et seq. and 15300 et seq., at least 20 days. Guidelines 15073. Com-
ments considered. Guidelines 15074(b).
Adoption of ND within 180 days of
complete application. Guidelines 15107. Notice of Exemption filing
Notice of Determination of ND filed and
posted within 5 days of project approval.
Guidelines 15075. Triggers 30-day time limit to challenge ND. Guidelines 15112. LINES — CEQA AND PSA
ENVIRONMENTAL
PROJECT DECISION
IMPACT REPORT
If EIR Certified, agency must ap-
EIR Required when project may have
significant impact. Longtin’s §4.52. days if low-income housing) GovC65950. Less for subdivision maps Notice of Preparation sent to other agen-
cies for scope and content response within 30 days. Guidelines 15082 and 15103. Draft EIR prepared by agency. Guidelines
15084. For content, see Longtin’s §4.62.
Notice of Completion filed with specified
agencies. Guidelines 15085.
Notice of Availability. Post, mail and
publish. Guidelines 15087.
Public Review/Agency Consultation
for minimum 30 days. Guidelines 15087,
15105.
Comments and Responses in final EIR.
PROJECT DECISION
Guidelines 15088 and 15132. If Project Exempt or ND Adopt-
Findings/Overriding Consideration
ed, agency must approve/disap-
Deemed approved if no actionwithin time limits. GovC 65956. Final EIR Certification within 1 year of
completed application. 90-day extension.
Guidelines 15108.
Notice of Determination filed and posted
within 5 days. Guidelines 15094. Triggers
30-day limit for CEQA challenge. Guide-
lines 15112.
PROCEDURES AND TIMELINES
PROCEDURES AND TIMELINES
Introduction and Scope. Most every land use project requires
both application and decision pursuant to the Permit Stream-
lining Act (PSA) and environmental review under the California
Environmental Quality Act (CEQA). Also, notice and hearing
requirements are established by other laws. This procedural
intersection can be complex and confusing.
This booklet contains a digest of the requirements and time- lines for notice, review, decision and legal challenge for land useprojects in California. It includes a flow chart, diagram andexplanatory text, with liberal reference to authoritative sources.
Although not comprehensive because of size limitations, thebooklet covers areas most useful for most permit activities.
PROJECT APPLICATION AND REVIEW
PERMIT STREAMLINING ACT (PSA)
PSA Meets CEQA: The Permit Streamlining Act (PSA)
(GovC §§65920 et seq./Longtin’s §§11.22–11.27) requires agen-cies to follow standardized procedures and strict time deadlinesfor application, review and approval of development projects.
The PSA and CEQA work together like on/off lights. When appli-cation submitted, PSA turns on; when application completed,PSA turns off and CEQA turns on for environmental review;then CEQA turns off when review complete and PSA turns onagain through project decision.
APPLICATION
ENVIRONMENTAL REVIEW
DECISION
—————
—————
—————
Applicability: PSA applies to “development projects,” which
include all adjudicatory approvals such as subdivision maps andmost discretionary development permits. It does not apply to min-isterial actions such as building permits, lot line adjustments, andcertificates of compliance. Nor does it apply to legislative actions,such as general plan or zoning changes. Longtin’s §11.22. PROJECT APPLICATION AND REVIEW
PERMIT STREAMLINING ACT (PSA)
Project Application: Agency specifies information required
from applicant for development project. GovC §§65940, 65941.
Upon receipt of application, agency has 30 days to determineand notify applicant whether application is complete for pro-cessing. If incomplete, resubmittal starts new 30-day reviewperiod. If agency fails to notify applicant of completion statuswithin 30-day period, application is deemed complete. A com-pleted application starts clock for agency review and decision.
GovC §65943, Longtin’s §11.24. CEQA Review: Once application is complete, agency proceeds
with CEQA process, making determinations on exemptions, neg-ative declaration, or EIR certification, all within specified timeperiods. See CEQA, p. 6.
Project Decision: Following CEQA review and determina-
tion, PSA again becomes active, with strict time limits for pro-ject decision. After EIR certified, agency must approve or denyproject within 180 days from date of certification. If low-incomehousing project, time shortened to 90 days. If project exempt fromCEQA or if negative declaration adopted, agency must approveor deny within 60 days from determination. GovC §65950. Subdivision Approvals: Time limits for approval of tenta-
tive subdivision maps (50 days for advisory agency/40+ days forappeal) may be shorter and must be followed (Gov §§65952.1,66452.1, 66452.2, 66452.5). For CEQA reconciliation with shorttime limits for approval, see Guidelines §15111. Deemed Approved: If no action is taken on project within
specified time limits, project is deemed approved, but only ifrequirements for public notice and review are satisfied. Optionsavailable to applicant to ensure notice compliance. GovC§65956(b), Longtin’s §11.26. Time Extensions: PSA time limits for project decision may
be extended once, by mutual agreement, not to exceed 90 days.
GovC §65957. If there has been an extension under CEQA (seep. 10), to complete and certify an EIR, project must be decidedwithin 90 days of certification. GovC §65950.1.
PROCEDURES AND TIMELINES
CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA)
In General
CEQA (PRC §§21000 et seq.) is a procedural statute designed to inform decision makers and the public about potential environ-mental effects of proposed land use activities. A major challengefor practitioners is compliance with the various notice, con-sultation and review periods required by CEQA and its Guide-lines. CEQA works together with the PSA by commencing itsenvironmental review after project application is complete. AfterCEQA review, the PSA controls again through project decision.
Based upon the type of project and its potential for environ- mental impact, CEQA review may follow one of three courses:(a) exemption; (b) negative declaration (ND); or (c) environmentalimpact report (EIR).
Exempt Projects
CEQA and its Guidelines exempt many types of activities from its requirements. See PRC §§21080–21080.33, Guidelines§§15061, 15062, 15260 et seq., 15300 et seq. and Longtin’s §§4.42et seq. If project exempt, agency must approve or disapprove within60 days. GovC §65950(a). Upon approving exempt project, agencyor applicant may file notice of exemption, which triggers 35-daystatute to challenge exemption determination. If notice not filed,time to challenge is 180 days from project approval. PRC §§21152,21167, Guidelines §§15062, 15112.
Initial Study
An initial study, including consultations with applicant and other agencies, determines whether to prepare an ND or EIR. PRC§§21080.1–21080.3, Guidelines §15063(g). Agency must decidewithin 30 days. May be extended 15 days by mutual consent. PRC§21080.2. See Guidelines §§15063, 15102.
Negative Declaration (ND)
ND may be adopted when no substantial evidence that project may have significant effect. For projects where significant effect CALIFORNIA ENVIRONMENTAL QUALITY
ACT (CEQA)
identified, but mitigation measures reduce effect to insignificant,mitigated ND may be adopted. PRC §21080(c), Guidelines §15070,Longtin’s §§4.52–4.55.
Content: For minimum required, see Guidelines §15071. Notice of Intent to Adopt ND must be posted for 20/30 days and mailed to specified agencies and persons. PRC §§21092,21092.3, Guidelines §15072.
Review and Consultation Period, for agencies and public, at least 20 days. Review period extended when ND sent to stateclearinghouse. PRC §§21091, 21092.4, Guidelines §§15073, 15206.
Comments received during review period must be considered.
PRC §21091(d), Guidelines §15074(b). Unlike EIR, commentsnot required to be attached to ND nor must lead agency respond.
Revised ND requires recirculation. Guidelines §15073.5.
Mitigation Measures: Where potential effects identified, but revisions in project reduce effect to insignificant, ND may beused. Guidelines §15070(b). Substitution of mitigation measures,prior to project approval, requires hearing and findings of equiv-alency. PRC §21080(f), Guidelines §15074.1.
Completion/Adoption of ND required within 180 days from completion of application. PRC §21151.5, Guidelines §15107.
Notice of Determination to be filed within five days of project approval and posted 30 days. PRC §21152, Guidelines §15075.
Statute of Limitations to challenge ND decision is 30 days if notice filed and posted, otherwise 180 days from project approval.
PRC §21167, Guidelines §15112.
Environmental Impact Report (EIR)
EIR must be prepared when evidence supports “fair argument” that project may have significant effect on environment. SeeLongtin’s §4.52. For criteria to determine significant effect, see Guidelines §§15064, 15065. Notice of Preparation. Scoping: NOP to be sent to responsible and trustee agencies immediately. Agencies to specify scope and PROCEDURES AND TIMELINES
content of information related to area of responsibility within 30days. Scoping meeting if requested. PRC §21080.4, Guidelines§§15082, 15103.
Early Consultation: Early public consultation encouraged.
Guidelines §15083. Consultation with water agencies requiredfor specified large projects. Agencies to provide water supplyadequacy assessment within 30 days of NOP. Guidelines §15083.5.
Draft EIR to be prepared by, or under contract to, agency.
Guidelines §15084. For content of EIR, see PRC §21100, Guide-lines §§15120 et seq., Longtin’s §4.62.
Notice of Completion to be filed with OPR and state clearing- house, if required, when draft EIR complete. PRC §21161, Guide-lines §15085.
Notice of Availability. Public Review and Agency Consultation: NOA sent to affected agencies and requesting individuals. Postand mail to contiguous owners. PRC §§21092, 21092.3, Guidelines§15087. Lead agency to consult with affected agencies and requestcomments. PRC §21092.4, Guidelines §15086. Minimum consul-tation and public review period for draft EIR is 30 days, 45 dayswhen submitted to state clearinghouse. PRC §§21091, 21092,Guidelines §15105.
Comments and Responses required in final EIR prior to certi- fication. PRC §21092.5, Guidelines §§15088, 15132.
Final EIR. Certification prior to project approval and within one year from complete application, unless extended 90 days bymutual consent. PRC §21151.5, Guidelines §15108.
Findings and Statement of Overriding Consideration needed for approvals with remaining unmitigated significant effects.
Guidelines §§15091, 15093.
Notice of Determination. Statute of Limitations: Agency may file and post notice within five days of approval. PRC §21152,Guidelines §15094. Notice triggers 30-day statute for CEQA chal-lenge. Guidelines §15112(c)(1). If notice not filed, time extended to180 days. PRC §21167, Guidelines §15112(c)(5).
NOTICE AND HEARING PROCEDURES
NOTICE AND HEARING PROCEDURES
Due Process (Longtin’s §11.30)
The constitutional principle of procedural due process requires that landowners and other affected parties must be providedadequate notice and opportunity to be heard prior to any gov-ernment action that may affect significant property rights. As apractical matter, compliance with required statutory land useprocedures will normally ensure due process compliance.
Notice (Longtin’s §11.31)
Public hearing notice requirements for land use projects are covered by GovC §§65090 and 65091 (notice requirements forCEQA determinations are in CEQA section, above). Generally,projects requiring legislative approval (general/specific plan andzoning amendments) only require publication and posting. GovC§65090. Adjudicatory decisions (tentative maps, variances, usepermits, and other discretionary development permits) requireboth publication/posting and specific mailing to applicant andaffected property owners. GovC §65091. For chart of notice re-quirements for specific permits and activities, see pp. 12–13.
Content: Date, time and place of hearing, description of prop- erty, and explanation of matter to be considered. GovC §65094. Publication/Posting: 10 days prior newspaper publication or posting in three public places. GovC §65090. Mailing: 10 days prior mailed notice to applicant and property owners within 300 feet. GovC §65091. Hearing (Longtin’s §11.32)
Minimum Standards: Agencies must adopt procedural rules for conduct of zoning hearings. Staff report and record of hear-ing usually required. GovC §65804. Hearing Agenda to be posted 72 hours prior to agency meeting.
GovC §54954.2, Longtin’s §11.42.
Opportunity to be Heard: Affected parties have right to mean- ingful hearing and to raise specific objections. Longtin’s PROCEDURES AND TIMELINES
§11.32[4]. For burden of proof, evidence and issues to be consid-ered, see Longtin’s §§11.32[3]–[12].
Decision-Making Process: For discussion of bias and fairness, conflicts of interest and voting, see Longtin’s §§11.40–11.45.
Findings: Required for adjudicative action, but not required for legislative action. Many exceptions. Longtin’s §§11.50 et seq.
See Chart of Procedures for Specified Activities, pp. 12–13.
Appeals: See Longtin’s §11.32[13].
TIME LIMITS. PROCEDURAL DEFECTS.
LITIGATION
Time Limits. Extensions
For time limits on specified PSA and CEQA activities, see text (pp. 5–8) and chart of timelines, pp. 2–3. CEQA time limits aredirectory, not mandatory. Longtin’s §4.86[3]. Time periods may beextended by mutual consent, within limits. Guidelines §15108.
And may be suspended for applicant delay. Guidelines §15109.
“Deemed approved” provisions of PSA and SMA are mandatory.
See p. 5.
Effect of Procedural Defects
Defective procedures generally do not invalidate permit or action unless party complaining suffered substantial injury and resultwould have been different. CEQA notices valid if agency makes“good faith effort.” GovC §§65010, 65093, 65945.7. See Longtin’s§§11.31[5], 11.32[15]. However, cumulative errors may violate dueprocess. See Longtin’s §11.32[15].
Deadlines for Legal Challenge
The statute of limitations for challenges to land use decisions is short. Guidelines §15112. For most CEQA determinations, 30days (PRC §21167); for most planning, zoning and subdivisiondecisions, 90 days (GovC §§65009(c), 66499.37). Many time lim-itations run from date of decision to filing legal action and ser-vice of process (GovC §65009(c)). For list of limitation periods forspecific land use permits/activities, see chart, pp. 12–13.
TIME LIMITS. PROCEDURAL DEFECTS.
LITIGATION
Expediting Litigation
Cases involving CEQA compliance issues are entitled to calen- dar preference and other expedited procedures to quickly resolvelitigation. PRC §21167.1. CHART OF PROCEDURES
PERMIT or
NOTICE/HEARING
ACTIVITY
General/Specific
Plan Amendment
commission and legislative body.
GovC 65353-65356, 65453. Amendment/
Rezoning
Development Agree-
Discretionary Per-
mit, CUP/Variance
Subdivision:
Tentative Map,
Parcel Map
Final Map, Lot Line
Adjustment, Certifi-
cate of Compliance
Permit Conditions
Building/Occupancy
Exemption
Determination,
ND Adoption,
EIR Certification
FOR SPECIFIED ACTIVITIES
FINDINGS
STATUTE of
JUDICIAL REVIEW/
LIMITATIONS
Ancillary remedies includeinjunctions, declaratoryrelief, civil penalties andattorney fees. See Longtin’s§§12.01–12.09A and 12.40. remedy. GovC 65750–65763.
If inconsistency, invalidationremedy. GovC 65860(b). Invalidation, damagesremedies. CCP 1095. Invalidation, damagesremedies. CCP 1095. Invalidation, damagesremedies. CCP 1095. days from protest.
GovC 66020(d). CCP 1085 mandate. Invali-dation, damages remedies.
CCP 1095. CCP 1085 or 1094.5 “abuse 1095. See Longtin’s §4.90.

Source: http://www.longtinslanduse.com/docs/ProceduresTimelines.pdf