Overview of Development Services
February 21, 2023
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Outline
Development Services Overview
• Department Summary
• Current Status
Planning Division
• Application Process
Building Safety Division
• Permit Process
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Development Services Overview:
Summary
Development Services at a Glance
Department Staffing
• 19 FTE
• 1 PTE
• 2 Vacancies
• Supplement staffing with specialized consulting firms for building inspection, building plan review, and supplemental planning services $5.5+ million operating budget
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Development Services Overview:
Planning
Planning Division
• Responsible for the development, implementation, and maintenance of policies related to land use, the environment, and housing (General Plan and Zoning). • Reviews development applications for consistency with the City’s long ranges plans and State law (Map Act/CEQA/Planning Law).
• Provides customer service that includes public information and assistance to customers at the front counter, by email, and by telephone. • Manages and supports Planning Commission
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Development Services Overview:
Building Safety
Building Safety Division
• Responsible for the local implementation and maintenance of the California Building Code
• Reviews (plan review) building permit applications for consistency with the California Building Code
• Issues building permits
• Collects City impact fees
• Provides onsite inspections to ensure structures are safe and built according to approved plans
• Provides customer service that includes public information and assistance to customers at the front counter, by email, and by telephone.
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Development Services Overview:
Current Status
Planning Division
49 nonresidential projects in the development pipeline • 9 projects under construction
• 25 approved projects not yet ready to build
• 15 projects in application under review
8,713+ residential projects in the development pipeline (1,854 apartments) • 1,369 units under construction
• 5,490 approved units not yet ready to build
• 1,854 units in application under review
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Development Services Overview:
Current Status
Planning Division
Long Range Plans
• General Plan
• Housing Element
• Climate Action Plan
• Comprehensive Development Code Update
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Development Services Overview:
Current Status
Building Safety Division
Permit Statistics
4777 - Total Number of permits
• 818 - Single-family permits issued
• 136 - Multi-family unit permits issued
• $528,182,446 - Total valuation
Inspection Statistics
14,066 inspections conducted
Plan Review Statistics
2,852 projects plan reviewed
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Development Services Overview:
Planning: Site Plan & Design Review
1. Preliminary Review
• Meetings with staff.
• Preliminary Staff Review formal process.
2. Formal Site Plan and Design Review
• Application Submittal
• Checklist provides for a complete application.
• Environmental Review
• Consultant Selection and process is reviewed with the applicant (usually in advance of submittal). • First 30 days of Review- Permit Streamlining Act
• Routed to internal and external departments and agencies. • Comments are collected and provided to the applicant
• Comments are provided to the applicant resulting in back-and-forth between staff and the applicant.
Delays occur in this process due to poor application and/or lack of response from applicant.
3. Public Hearing
• Public hearing at Planning Commission to allow for public process.
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Development Services Overview:
Planning: Site Plan & Design Review
1. Preliminary Review
• Staff will review a site plan and look for key issues:
• Use conformance
• Appropriate Density
• Compatibility of proposed project with the area
• Site access for Fire
• Site access for safety
• Any “big ticket” item that could have a significant impact on the project’s pro forma or project viability.
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Development Services Overview:
Planning: Site Plan & Design Review
2. Formal Site Plan and Design Review- Union Crossing Apartments • Project: 300 Unit Apartment Complex with Community/Fitness Center • W. Atherton and Union Road
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Development Services Overview:
Planning: Site Plan & Design Review
• Project Review Steps:
• General Plan Designation: HDR High Density Residential • Zoning Designation: PD Planned Development
• Density: 23.47 dwelling units per acre (HDR requires 15-25 DU/A) • Environmental Clearance: Addendum to the Union Crossing Project EIR • Conformance to Planned Development: • Development Standards (use, density, setbacks, parking) • Design Criteria • Circulation • Conformance to Site Plan and Design Review Findings • Complies with General Plan • No conflicts between vehicular, bicycle, or pedestrian circulation • Compatible site layout related to landscaping, lighting, and other development features, character of existing surroundings • Appropriate architecture related to character, scale, quality of design and relationship to neighborhood • Environmental Review Process • Circulation Period (only certain documents) • Response to Comments • Post document ATTACHMENT 1
Development Services Overview:
Site Plan and Design Review: Formal Review
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Development Services Overview:
Planning: Site Plan & Design Review
3. Public Hearing Process
• Send out mailers to neighbors within a 500-foot noticing radius. • Post hearing notice in the paper.
• Prepare staff report for Granicus.
• Project goes through various approvals in Granicus.
• Project and all documents published in the Planning Commission Agenda • Public hearing occurs on the 1st and 3rd Thursdays of each month • Planning Commission votes to approve or deny a project.
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Development Services Overview:
Building Permit Process
1. Permitting
2. Plan Review
3. Inspections
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Development Services Overview:
Building Permit Process
Permitting
• Permit application and plans (if applicable) are submitted via the online systems from anywhere, no office visit needed
• Application package is triaged by staff to ensure a complete submittal
• Once deemed complete plan check fees are collected, plans are prepared for distribution, and the project is routed for plan review ATTACHMENT 1
Development Services Overview:
Building Permit Process
Plan Review
• Plans and documents are electronically routed to applicable departments (Building Safety, Planning, Engineering, Public Works, and/or Fire Prevention)
• Plans are reviewed for Code Compliance
• Building Safety – California Code of Regulations Title 24 – California Building Code
• Planning – Manteca Municipal Code Title 17 – Zoning Code • Based on the quality of the materials provided, comments are provided to the applicant and there is a back-and-forth between staff and the applicant to resolve areas of non-code-compliance.
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Development Services Overview:
Building Permit Timelines
RESIDENTIAL COMMERCIAL
Type of Project Working Days Type of Project Working Days First Submittal Subsequent
Submittal
First Submittal Subsequent
Submittal
New Building 15 days 10 days New Building
< 10,000 sq. ft.
≥ 10,000 sq. ft.
15 days
20 days
10 days
10 days
Addition
< 500 sq. ft.
≥ 500 sq. ft.
10 days
12 days
5 days
10 days
Addition
< 5,000 sq. ft.
≥ 5,000 sq. ft.
15 days
20 days
10 days
10 days
Interior Alteration 10 days 5 days Interior Alteration
< 2,000 sq. ft.
≥ 2,000 sq. ft.
10 days
15 days
5 days
10 days
Pool / Spa 5 days 3 days Small Interior TI Can be done OTC for qualified projects based upon schedule availability.
Accessory Structure 10 days 5 days Revisions / Deferred Submittal
10 days 5 days
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Development Services Overview:
Building Permit Process
Inspections
• Once the permit is issued inspections occur at multiple stages of construction to ensure compliance with the approved plans • Underbuilding Plumbing
• Foundation
• Shear / Frame
• Insulation
• Sheetrock / Lath / Gas
• Final
• 99.9% of requested inspections are conducted the following business day.
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Development Services Overview:
Customer Service Focus
• Know the regulations, laws, and codes applicable to projects • Maximize Community Outreach, Involvement, and Transparency • Have set clear priorities
• Daylight any known issues early for the project early • Talk with applicants about their expectations
• Talk with the applicant about realistic expectations
• Maximize communication with applicants to limit any surprises • Provide Non-Adversarial decision making
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