Land Use & Entitlements

Land use and entitlement is the legal process of obtaining approvals for your development plans. This process can be lengthy, complicated, and at times, expensive without proper strategic guidance. But it’s a vital part of the development phase because it helps determine what can and can’t be done with the property. In other words, entitlement can make or break your project. Simply put, entitlements are a legal agreement between you and the governing municipality to allow for the development of a certain building type. Entitlements will detail the function, density and the setback requirements for your property.

Conditional Use Permits

A Conditional Use Permit (CUP) is  required for certain uses that, due to their nature and/or proposed location, may require specific conditions to ensure their compatibility with the surrounding neighborhood uses. A CUP must be reviewed and granted by resolution of the City Council or Planning Commission. Certain Minor CUPs may be available through an Administrative Hearing

Zone Changes

Zoning divides land in a community into different areas or "zones." Zoning regulates what uses can go in what zone. For example, housing goes in areas zoned for residential uses. If someone wants to do something different, they can ask that the zoning regulations be changed. A developer or organization will hire the consultants at Orbis Public Affairs if they need the zoning of a particular area changed so that they can build or conduct their business or activities. For example, if a church organization was planning to move into an area that is zoned for commercial or industrial activity, they may need the experience and guidance of OPA to apply for a zone to be changed to allow for their specific activities.

Specific Plans

A specific plan is a document designed to implement the goals and policies of the General Plan of a municipality. These plans contain detailed development standards, distribution of land uses, infrastructure requirements, and implementation measures for the development of a specific geographic area. In certain circumstances, these specific plans can be altered to accommodate for different or extended uses than originally intended. Clients contact OPA if their project requires that specific plans be altered.

Zone Code Amendments

A Zoning Map Amendment is a procedure to amend the official zoning map of the City by changing the boundaries of any zoning district. A zoning boundary cannot be changed if it conflicts with the objectives and policies of the General Plan, the blueprint for development in the City.

General Plan Updates

A General Plan Amendment is considered to be any change to the General Plan maps or text. State law provides that each mandatory General Plan element may be amended no more than four times per year.