GROVERBEACH.ORG
Kyle Bell
Senior Planner
Development Code
Amendments
Policy Direction
Development Code Background
GROVERBEACH.ORG
• Nov. 2020 – Housing Element adopted
• June 2022 – Development Code Update adopted
• Funded through three State grants, $250,000 (REAP, LEAP, SB2) • Staff committed to performing annual review of the Development Code • Today
• Recommended changes reflect majority technical revisions, and lessons learned for improvements and best practices.
Recent State Legislation
GROVERBEACH.ORG
• AB 2011 (Affordable Housing & High Jobs Act)
• Streamlined review for housing projects along specific commercial corridors • SB 4 (Affordable Housing on Faith & Higher Education Lands Act) • SB 684 (Starter Home Revitalization Act)
• Streamlined review for condominium projects with 10 or fewer units • Accessory Dwelling Units
• Several State Law changes regarding ADU review procedures LEAP Grant Criteria
GROVERBEACH.ORG
• Updating local planning processes to streamline review procedures. • Improving the ADU ordinance consistent with State Law • Process improvements that demonstrate an increase in housing related planning activities.
• Fulfilling Council goals by establishing Pro-housing Policies Proposed Amendments Overview
GROVERBEACH.ORG
• Chapter 2 – Zones and Allowable Land Uses
• General clarification throughout the Chapter
• Land Use Tables – Internal consistency and best practices • Chapter 3 – Standards for All Development and Land Uses • Fences and Walls – Reorganization to improve readability • New Edge Conditions – Residential/non-residential zones interfaces • Screening – Revised for clarification
• Upper Story Open Spaces – Reorganization and clarification Proposed Amendments Overview
GROVERBEACH.ORG
• Chapter 4 – Standards for Specific Development and Land Uses • ADUs – Clarification and reorganization for consistency with State Law • Accessory Structures – Clarification for permit requirements • Chapter 6 – Procedures
• Application Review – Clarification for review processes and expiration of inactive applications.
• Development Evaluation – Addresses precedence setting • Development Permits – Clarification for applicability and exemptions Proposed Amendments Overview
GROVERBEACH.ORG
• Chapter 6 – Procedures (continued)
• Changes to Approved Development, Modification to Standards, Use Permits, & Zoning Clearance – Revised for consistency
• Time Limits – Streamlined the review process for Time Extensions • Housing Streamlined Review – Revised for consistency with State Law • Chapter 8 – Subdivision Regulations
• Urban Lot Subdivisions – New section to address SB 684 • Chapter 9 – Definitions
• Land Use Definitions – New section to separate general definitions from land use classifications.
Discussion Item #1
GROVERBEACH.ORG
• Land Use Tables - Confirm review requirements for
the following land uses changes:
• Mixed Use – Permitted within CB, CBO, and NC zones
• Public Utility Facilities, Minor – Permitted within
Industrial, PF, and PR zones. Use Permit in all residential and commercial zones
• Public Utility Facilities, Major – Use Permit in all Industrial and PF zones
• Public Facilities – Use Permit in the COS zone
• Passive Use Facilities – Permitted within the Golf
Course, and along the beach front.
Discussion Item #2
GROVERBEACH.ORG
• Provide feedback on Edge Conditions
standards:
• Intended to address non-residential
development of properties located adjacent
to residential zones.
Discussion Item #3
GROVERBEACH.ORG
• Provide feedback on the changes to the
Upper Story Open Space Standards:
• Larger than 50 sq ft.
• Non-residential projects adjacent to residential
zones.
• Additional 5-foot setback from side and rear
yards.
• Should Upper Story Open Spaces be prohibited
on ADUs and/or Accessory Dwelling Units?
Discussion Item #4
GROVERBEACH.ORG
• Provide feedback on applicability for
Administrative Development
Permits:
• Residential projects located along a
creek, or on a slope greater than 20%
• 5-10 dwelling units
• Less than 2,500 sq ft. of non-residential
space
• Significant additions to any project
described above.
Ministerial
• Four units or less
• Remodels
Administrative
• 5-10 units
• <2,500 sq. ft.
Discretionary
• 11 or more
• >2,500 sq. ft.
Discussion Item #5
GROVERBEACH.ORG
• Urban Lot Subdivisions:
• SB 684 allows a City to prohibit ADUs
and JADUs for projects associated
with an Urban Lot Subdivision.
• Should ADUs and JADUs be
prohibited within qualifying projects?
Community Outreach Plan
GROVERBEACH.ORG
• Release a Public Draft on the City’s Website
• Conduct an Online Survey
• Identify additional opportunities to improve the Development Code for the community. • Circulate the Public Draft
• Inform local agencies of the proposed changes.
• Host a Community Forum
• Providing community members with the opportunity for open discussion, questions, and comments. • Planning Commission Hearing
• Recommending amendments to Council
Next Steps
GROVERBEACH.ORG
• Receive Council direction on recommended amendments
• Conduct Community Outreach
• Compile a Public Draft of the Development Code Amendments • Receive Planning Commission recommendations to City Council • City Council Review
• Ordinance Introduction (1st Reading)
• Ordinance Adoption (2nd Reading)
• Amendments shall be reviewed by the appropriate State Agencies • Ordinance effected
Staff Recommendation
GROVERBEACH.ORG
• Receive an overview on the key elements and
implementation of the City’s Development Code
Amendments
• Provide input and policy direction to staff on potential revisions
Development Code Amendments
GROVERBEACH.ORG
• Questions from Council
Discussion Items
GROVERBEACH.ORG
1) Land Use Tables - Confirm review requirements for Land Use changes
2) Provide feedback on new Edge Conditions standards
3) Provide feedback on changes to Upper Story Open
Space Standards
4) Provide feedback on applicability for Administrative Development Permits
5) Urban Lot Subdivisions (SB 684)