TO: ADAM PIRRIE, CITY MANAGER
FROM: BRAD JOHNSON, COMMUNITY DEVELOPMENT DIRECTOR
DATE: JANUARY 27, 2026
Reviewed by:
City Manager: AP
SUBJECT:
Title
CITY COUNCIL POLICY ON THRESHOLDS FOR REVOCATIONS AND MODIFICATIONS OF EXISTING CONDITIONAL USE PERMITS (CUPS) (FUNDING SOURCE: GENERAL FUND)
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SUMMARY
At its January 13, 2026 regular meeting, the City Council requested that staff prepare a draft policy that would clarify when Conditional Use Permits (CUPs) would be brought back to the Planning Commission for potential revocation or modification after operators have a documented history of noncompliance with their CUP’s conditions of approval.
RECOMMENDATION
Recommended Action
Staff recommends the City Council adopt a RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CLAREMONT, CALIFORNIA, ESTABLISHING A CITY COUNCIL POLICY REGARDING THE ENFORCEMENT OF CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMITS.
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ALTERNATIVES TO RECOMMENDATION
In addition to the recommendation, there are the following alternatives:
A. Take no action
B. Continue the item and request additional information
FINANCIAL REVIEW
The staff cost to prepare this report and administer this project is estimated at $800 and is included in the operating budget of the Community Development Department.
ANALYSIS
In connection with the City Council’s review of an applicant-initiated amendment to a Conditional Use Permit, the City Council raised concerns about accountability when holders of CUPs repeatedly violate their CUP’s adopted conditions of approval in a manner that creates a nuisance or is disruptive to their neighbors. CUPs and their conditions of approval are generally approved by the Planning Commission; however, on occasion, they are reviewed by the City Council through the appeal process or the City Council review process.
Discussion at the January 13, 2026 City Council meeting led to the City Council directing staff to bring forward a written policy that would set clear thresholds for when the number of violations over a set period of time would automatically require City staff to schedule reviews of CUPs before the Planning Commission for potential revocation or modification. The purpose of the scheduled reviews for confirmed violations is to rectify nuisance conditions that negatively affect surrounding property owners and businesses.
Even without this policy, when CUP holders do not comply with their conditions of approval, City staff has discretion to bring CUPs to the Planning Commission to modify, suspend, or revoke an existing CUP. This policy would establish thresholds so that this CUP review process happens automatically after specified thresholds are reached. The attached draft City Council Resolution would require automatic Planning Commission review of a CUP if the CUP holder receives two or more upheld City-issued administrative citations within a 30-day period.
RELATIONSHIP TO CITY PLANNING DOCUMENTS
Staff has evaluated the agenda item in relationship to the City’s strategic and visioning documents and finds that it applies to the following City Planning Documents: Council Priorities and General Plan.
CEQA REVIEW
This item is not subject to environmental review under the California Environmental Quality Act (CEQA).
PUBLIC NOTICE PROCESS
The agenda and staff report for this item have been posted on the City website and distributed to interested parties. If you desire a copy, please contact the City Clerk’s Office.
Submitted by:
Brad Johnson
Community Development Director
Attachment:
City Council Resolution