§ 1500-24-020. Effective Date, Expirations and Extensions

A.

Effective Date.

1.

Zoning Clearances shall become effective immediately upon issuance.

2.

All other permits required by the Zoning Code shall become effective after the expiration of the 10-day appeal period following the date of final action, unless an appeal is filed in compliance with Section 1500-23-080.

3.

Permits processed concurrent with a legislative action (i.e., general plan amendment, zoning text or map amendment, specific plan approval or amendment) shall not become effective until the legislative action becomes effective.

B.

Expiration. Any permit granted under this Zoning Code is valid for 24 months from its issuance. The approving authority, in the granting of any permit, may specify a different amount of time within which the proposed use must be effectuated, consistent with the purposes of the use and necessary to safeguard the public safety, health and welfare.

C.

Effectuation. A permit shall be considered effectuated when:

1.

A certificate of occupancy is issued;

2.

A building permit is issued and active, and construction has commenced;

3.

If a building permit is not required, the use is formally established and can be documented through business records, tax records or other evidence as determined by the Director; or

4.

The applicant has satisfied all applicable development conditions prior to the use of the property.

D.

Extension of a Permit.

1.

Extension. Any person holding a permit granted under this Zoning Code may request an extension of that permit. The Director may grant a 12 month extension of a permit and its terms, or may choose to refer a permit extension request to the Planning Commission for review and final decision at a duly noticed public hearing.

2.

Findings. The Approving Authority shall make all of the following findings to approve an extension of a permit:

a.

The proposed development complies with all applicable provisions of the Zoning Code in effect as of the date of application for the extension; all project conditions of approval; the General Plan; and any applicable specific plan; and

b.

No change has occurred in the circumstances or in the factual basis on which the approval was made since the date of original approval, which results in the inability to make findings of approval for the extension consistent with those originally made.

The inability to make one or more of the above findings is grounds for denial of an application.

3.

Application Form. All applications for an extension of a permit shall be filed with the Development Services Department on an official County application form.

4.

Application Fees. Fees required for an extension of a permit shall be paid as required by the Sutter County Planning Fees Schedule.

5.

Current Standards. The permit as extended may be conditioned to comply with any development standards or fees which may have been enacted since the permit was initially approved.

6.

Appeal. A determination on an extension of a permit may be appealed in compliance with Section 1500-23-080.