Once the Planning Department receives a complete variance application, the staff will develop a staff report and a recommendation to the Hearing Examiner. The staff recommendation typically suggests approval of the proposal, approval of the proposal with specific conditions or denial of the proposal, based on the staff interpretation of the variance criteria. After staff performs its review of the application, a public hearing is scheduled before the Hearing Examiner. Notice of the hearing is sent to property owners within 300 feet of the subject property, published in a local newspaper, posted in several locations around the City and posted at the subject property itself. Public hearings are set up with established rules of procedure and a published agenda.
Hearings generally follow a standard sequence of events, as described below.
The applicant should be prepared to make a presentation to the Hearing Examiner that reflects the information contained within the variance application. The applicant should also be prepared to answer questions from the Hearing Examiner. The Planning Department staff will present its report and recommendation to the Hearing Examiner. The public will also be provided an opportunity to comment on the proposal, either in support or opposition. After the Hearing Examiner receives all relevant testimony, the public hearing is closed.