Outline of the process for considering the development of the Balloon Track property

A. General Plan Petition.
1. Applicant petitions the City Council to consider or entertain an application to amend the City’s General Plan and Local Coastal Program;
2. City Council considers petition at a Council meeting, accepting public comment. The Council may accepted or reject the petition. If approved the Council gives City Staff authorization to accept an application for a General Plan Amendment.

B. General Plan/Local Coastal Plan Amendment, Zoning Reclassification, and Coastal Development Permit Applications (including a CEQA document analyzing any potential environmental impacts).

1. Applicant submits applications to City Staff;
2. City Staff reviews permit applications and environmental documentation for completeness;
3. City Staff conducts an Initial Study to determine potential environmental impacts;
4. City Staff publishes a notice of intent to prepare an EIR and makes arrangements with the applicant for financial support for either the preparation of a CEQA document or a peer review of an applicant prepared document;
5. Upon completing of a Draft EIR, the City publishes a copy of the Draft EIR and distributes copies of the DEIR to regulatory agencies and the public for review;
6. 45 day CEQA review period during which regulatory agencies and members of the public review the DEIR and submit written comments to the City;
7. City Staff and/or consultants prepares a response and addresses specific comments received pertaining to the EIR.

C. Planning Commission Review of General Plan/LCP amendment and Zoning Reclassification request.

1. The City publishes a notice of public hearing before the Planning Commission to consider the permits;
2. Planning Commission public hearing (Public comment accepted regarding the application and CEQA review);
3. Planning Commission may recommend denial of the request, they may recommend approval, or they may recommend approval with modifications or conditions.

D. City Council Public Hearing.

1. The City publishes a Notice of Intent to Adopt an EIR as will as a notice of a Public Hearing before the City Council to consider the applications;
2. The City Council holds a public hearing, receives public comments regarding potential environmental impacts and regarding the requested amendment to the City’s General Plan and Zoning Regulations;
3. Upon completion of the public hearing, the City Council may deny the requests or they may certify the CEQA document and approve the requests and introduce the ordinance amending the City’s zoning regulations, or they may approve in a modified form or request additional information;
4. The City Council may also consider the Coastal Development Permit at this time or at a later time;
5. If the ordinance changing the zoning regulations is introduced, it can be heard for a second reading and adoption at the next City Council meeting.

E. Coastal Commission Review.

1. Upon approval and adoption by the City Council, the action is forwarded to the California Coastal Commission for review and action;
2. At a public hearing, the Coastal Commission may approve, deny or modify the decision of the City Council;
3. Upon approval by the Coastal Commission, the City’s LCP and General Plan are amended and the Zoning regulations are changed;
4. When the Coastal Development Permit is approved by the City Council, and any appeals have been considered by the Coastal Commission, the applicant may then submit plans for plan check and a construction permits.

The Balloon Track petition will first be heard by the City Council (most likely in February) to determine their interest in rezoning the Balloon Track property based upon the information provided by the applicant (Security National). At this step in the process the City Council is not approving the rezoning or amending their LCP they are simply indicating a level of interest.

Marina Center proposal clears first hurdle
2/09/2006 - In a 4-1 vote, the City Council gave Security National the go-ahead to apply for a zoning change at the Balloon Tract. City Staff prepared an "Agenda Summary for the council. That document contains a comprehensive description of the proposed project complete with photos, drawing and diagrams.
Download the full PDF document (2.5MB) >