TABLE 1ͲSUMMARY OF PROPOSED STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 1 89 17.72.050(A)
Nonconforming structure
additions
Additions 50 percent or
greater to singleͲfamily
residences with less than
1,400 square feet of floor
area, as of March 21, 1996, up
to 2,100 square feet.
ZAZoning Administratorapproval of a Minor
Architectural Permit or
Minor Cultural Heritage
Permit, with a Design
Review Subcommitteerecommendation.
ZAThis would require Zoning Administrator
approval of a Development Permit or CulturalHeritage Permit (for historic resources) without aDesign Review Subcommittee review unlessreferred by the City Planner or Zoning Administrator. For approval, projects must meet
design guidelines, meet zoning standards, and bein character with the neighborhood. Therefore, it is not apparent why DRSC review is needed bydefault, which adds time to the City’s review process. The project must meet the standardsand guidelines. Routinely, projects are reviewedfor architectural styling when the focus is on massing and scale to maintain a nonconformingaspect of a structure with a larger addition to a singleͲfamily residence. The City Planner orZoning Administrator may require Design Review Committee review.
$77$&+0(17
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 2 67 17.24.040
(C)(2),
Generaldevelopment
standards,accessorybuildings and
structures
Height limits for detached
accessory structures and
buildings Detached accessory
structures over 15 feet high,
up the height limit of the zone,
that are in the rear oneͲhalf ofthe lot.
PCPlanning Commissionapproval of a
Conditional Use Permit
for buildings to be over15 feet, up to the heightlimit of the zone,regardless of whetherthe accessory buildingcomplies with setbacks.If the accessory buildingwere attached, thezone’s height limitapplies so no reviewprocess is required.
PCThis would require Planning Commission
approval of a Development Permit or Cultural
Heritage Permit for buildings that encroach intorequired setbacks. If setbacks are met, the heightlimit of the zone would apply. This is proposed because:1. The height limit would be similar for an
attached or detached accessory building thatmeets setbacks for compatibility betweenadjacent properties.
2. If this change weren’t made, the incentive is
to attach an accessory building to increasethe height limit over 15 feet, up to the heightof the zone. Therefore, the current heightstandard encourages larger massing with less articulation than a detached accessorybuilding that must be separated a minimum of five feet. The changes are more in linewith the intent of zoning standards to encourage articulation and compatibilitybetween uses on adjacent properties. Notethat Accessory Dwelling Units have differentheight limits in another section of the ZoningCode.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 3 44 17.16.100,
Nonresidential accessorybuildings
new, nothistoric
Development of
nonresidential accessory
buildings on property that is
not on the City’s listed of
designated historic structures
and landmarks. The buildings
are screened from adjoining
public rightͲofͲway, where theproposed building has floor area less than or equal to
2,000 square feet and less
than 50 percent of the primarybuilding’s floor area.
PCPlanning Commissionapproval of a Site PlanPermit, andArchitectural Permit orCultural Heritage Permitif proposed in theArchitectural Overlay.
ZAThis would require Zoning Administrator
approval of a Development Permit. The ZoningCode allows nonresidential building additions less than 2,000 square feet with ZoningAdministrator approval. The proposed changesallow a new building of a similar size to bereviewed by the Zoning Administrator if screenedfrom public rightͲofͲway. Otherwise, PlanningCommission approval is required as it is currently. Staff recommends this change to allow
an addition to have a similar level of review to a
new building of a comparable size. The CityPlanner or Zoning Administrator may requireDesign Review Committee review.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 4 45 17.16.100,
Residentialdwellings,not historic
Development of a singleͲ
family dwelling or duplexacross a street from and
abutting the City’s designated
historic resources and
landmarks list.
PCPlanning Commissionapproval of anArchitectural Permit orCultural Heritage Permit if proposed in the
Architectural Overlay orabutting a historic
resource (including
across a street).
ZAThis would require Zoning Administrator
approval of a Development Permit. Thestreamlining would be limited to projects withsignificant separation from historic resources to ensure they do not have a massing and scaling
impact on them. Projects must be across the
street from a historic resource. Public rightͲofͲ
way for collector streets ranges from 40 to 60feet in width with required front setbacks beyond that for 70Ͳ90 feet of separationbetween a project and a historic resource.
Planning Commission changes:Initially, staff proposed reducing which projectsare subject to a public hearing to singleͲfamily dwellings and duplexes with less than: a) a fiveͲ
foot front setback between the first and second
floors; or b) a 30Ͳfoot front setback for building
height above the tallest roofline of historicbuildings. If a project had a larger setback or lower height, staff would be eligible to approve
the projects without a hearing. The PlanningCommission didn’t support eliminating publichearings on development or expansion of singleͲfamily dwellings or duplexes regardless ofwhether they had larger setbacks or a lowerheight.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 5 45 17.16.100,
New
dwellings,not historic
Development of three or moredwelling units on properties located within 300 feet fromresidentially zoned buildings on the City’s designatedhistoric resources and
landmarks list.
PCPlanning Commissionapproval of a Cultural
Heritage Permit if
proposed in the
Architectural Overlay or
projects are on sites
with a triplex or moredwelling units visible apublic view corridor orfrom public rightͲofͲwayadjoining historicstructures.
ZAReduces the level of review from Planning
Commission to Zoning Administrator approval ofa Development Permit. This streamlines projectswith significant separation to avoid potentialmassing and architectural character impacts on historic resources.Planning Commission changes:Initially, staff also proposed reducing whichprojects are subject to a public hearing to projects located within 120 feet (vs. 300 feet) ortwo parcels from residentially zoned buildings onthe City’s list of designated historic structuresand landmarks. If a project was more than 120 feet and two parcels from a historic structure,staff would be eligible to approve the projectswithout a hearing. The Planning Commission didn’t support eliminating public hearings by
reducing the distance from 300 feet.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 6 45 17.16.100,
Residentialaccessorybuildings
new, nothistoric
Development of residential
accessory buildings onproperty that is not on the
City’s listed of designatedhistoric structures and
landmarks. The buildings arescreened from adjoining publicrightͲofͲway, where the proposed building has floorarea less than or equal to 500 square feet and less than 50
percent of the primary
building’s floor area.
PCPlanning Commissionapproval of a CulturalHeritage Permit if proposed in theArchitectural Overlay,proposed on a site witha singleͲfamilyresidence or duplexabutting a historicresource (i.e. includesacross the street), or projects are on siteswith a triplex or moredwelling units within300 feet of the project site, unless exemptwhen projects are notvisible from a public view corridor or frompublic rightͲofͲway
adjoining historicstructures.
ZA1. Reduces the level of review from Planning
Commission to Zoning Administrator
approval of a Cultural Heritage Permit.
2. Currently, the Zoning Code allows Zoning
Administrator approval of additions under500 square feet but requires Planning Commission approval of new buildings of anysize. Staff recommends reducing the level ofreview for a new accessory building under500 square feet so it is reviewed similar to an addition of a similar size and potentialimpact. The changes also specify the buildingmust be under 50 percent of the primarybuilding’s floor area so it is accessory.Currently, such a limit isn’t included. Lastly,the accessory building must be screenedfrom public rightͲofͲway.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 7 56 17.16.110,
Nonresidential accessorybuildings,
historic
Development of
nonresidential accessory
buildings on the City’s listed of
designated historic structuresand landmarks. The buildings are screened from adjoining
public rightͲofͲway, where theproposed building has floor area less than or equal to 500square feet and less than 50 percent of the primarybuilding’s floor area.
PCPlanning Commission
approval of a Site PlanPermit and CulturalHeritage Permit.
ZAReduces the level of review from PlanningCommission to Zoning Administrator approval ofa Cultural Heritage Permit. Currently, the Zoning Code allows Zoning Administrator additionsunder 2,000 square feet but requires Planning Commission approval of new buildings of anysize. Staff recommends reducing the level ofreview for a new accessory building under 500 square feet, smaller than an addition under2,000 square feet allowed with Zoning Administrator approval, and that has morepotential impact. The changes also specify the building must be screened from adjoining public
rightͲofͲway and be under 50 percent of the
primary building’s floor area so it is accessory.Currently, such a limit isn’t included. Lastly, theaccessory building must be screened from publicrightͲofͲway.
TABLE
1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023)
Item Page
#
Redline
Section
&
Subject Description Existing Process Proposed Changes
8 56 17.16.110,
Residentialaccessorybuildings
new, historic
New residential accessory
buildings screened fromadjoining public rightͲofͲway
with less than or equal to 500
square feet and less than 50percent of the primarybuilding’s floor area.
PCPlanning Commission
approval of a Cultural
Heritage Permit.
ZAReduces the level of review from Planning
Commission to Zoning Administrator approval of
a Cultural Heritage Permit. Currently, the ZoningCode allows the Zoning Administrator to act onadditions under 500 square feet but requiresPlanning Commission approval of new buildings of any size. Staff recommends reducing the levelof review for a new accessory building under 500 square feet so it is reviewed similar to anaddition of a similar size and potential impact.The changes also specify the building must beunder 50 percent of the primary building’s floorarea so it is accessory. Currently, such a limitisn’t included.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 9 33 17.16.095,
Accessorystructuresand exterior
changes, not
historic
Types of structures and
exterior changes (numbering is
consistent with the list in
proposed section 17.16.095):
1. Additions to Private
Recreational Facilities
2. Accessory Structures:
Other Minor
3. Awnings4. Chimneys and Metal Flues
5. Color and Finishes: Exterior
6. Decks or patios7. Doors8. Driveways/Paving/Minor
Site Work
9. Fences11. Landscape Alterations12. Lighting: Exterior13. Mechanical Equipment:
General
14. Mechanical Equipment:
Rooftop
15. Porches16. Roofs (and “Reroofs”)17. Sheds or spas
City PlannerCity Planner approval ofa staff waiver of a Minor Architectural Permit.
City PlannerReplaces staff waivers of Minor ArchitecturalPermits and Minor Cultural Heritage Permits with a new permit type, Administrative Development
Permits. Administrative Development Permits
are an administrative approval process of minor
projects requiring design review in theArchitectural Overlay that are adjacent to, or involve, historic structures and nonresidentialproperties; these modifications would addgeneral standards, projectͲspecific standards,and change the types of projects andcircumstances which would be eligible for staffͲ level approval, subject to appeal, with all permitsdisclosed publicly for transparency.Currently, there is a broader category of projectseligible for administrative approval. This wouldbe replaced with lists of types of projects thatmay be approved by staff if those projects meet general and projectͲspecific standards (e.g.,
projects that won’t affect characterͲdefining
features of historic structures, such as a privacyfence constructed of certain materials). The CityPlanner would have discretion to require a publichearing depending on the level of public concernanticipated for a project.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 9 Same as
above
18. Sidewalk Seating and
Enclosures for CommercialOutdoor Dining Areas
19. Skylights20. Trellises, pergolas, or
arbors
21. Walls22. Windows
Same as above (continued from above)
The proposed changes are streamlining because
the process would be more objective. Thisreduces the time, paperwork, and recordkeeping for the public and staff to process these minor projects. There would be no need to draftfindings, conditions of approval, and have theapplicant sign forms. There could be a simplerapplication with less work to complete. This freesup time for other tasks such as plan review orpublic hearing projects.
Planning Commission changes:
The Planning Commission revised several criteria
and did not support staff’s proposal to allow thefollowing to be approved by staff versus thePlanning Commission:1. The development and expansion of a singleͲ family dwelling or duplex across a street andabutting the City’s designated historicresources and landmarks list, in which the building has at minimum: i) a fiveͲfoot front
setback between the first and second floors;and ii) a 30Ͳfoot front setback for buildingheight above the tallest roofline of historicbuildings;
2. The development or expansion of three of
more dwellings on a site separated morethan 120 feet, up to 300 feet, and at least two parcels from residentially zonedbuildings on the City’s historic resources andlandmarks list.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 10 33 17.16.095,
Accessorystructuresand exterior
changes,historic
Types of structures andexterior changes (numbering is
consistent with the list in
proposed section 17.16.095):
2. Accessory Structures:
Other Minor (six feet high
maximum, screened from
public rightͲofͲway and are
detached)
3. Awnings4. Chimneys and Metal Flues
(limited to improving
historic integrity)
5. Color and Finishes: Exterior6. Decks or patios (screened from public rightͲofͲwayand detached)
7. Doors (rehabilitate and
repair unless this cannotbe done)
8. Driveways/Paving/Minor
Site Work (providingaccess to entrances, exits,patios, courtyards, andutility pathways)
9. Fences (not in yards
adjacent to streetfrontages)
City PlannerCity Planner approval of
a staff waiver of a MinorCultural HeritagePermit.
City PlannerReplaces staff waivers of Minor ArchitecturalPermits and Minor Cultural Heritage Permits witha new permit type, Administrative DevelopmentPermits. Administrative Development Permits are an administrative approval process of minor
projects requiring design review in the
Architectural Overlay that are adjacent to, or
involve, historic structures and nonresidentialproperties; these modifications would add general standards, projectͲspecific standards,and change the types of projects andcircumstances which would be eligible for staffͲlevel approval, subject to appeal, with permitsdisclosed publicly for transparency.Currently, there is a broader category of projects eligible for administrative approval. This would
be replaced with lists of types of projects that
may be approved by staff if those projects meetgeneral and projectͲspecific standards (e.g.,projects that won’t affect characterͲdefiningfeatures of historic structures, such as a privacyfence constructed of certain materials). The City Planner would have discretion to require a publichearing depending on the level of public concern anticipated for a project.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 10 Same as
above
10. Historic Resources, Minor
11. Landscape Alterations
(except landscaping onhistoric survey as a
contributor to a resource’s
significance)
12. Lighting: Exterior13. Mechanical Equipment:
General
14. Mechanical Equipment:
Rooftop (fully screened
from public view)
16. Roofs (and “Reroofs”)17. Sheds or spas18. Sidewalk Seating and Enclosures for Commercial
Outdoor Dining Areas
19. Skylights (over nonͲoriginal
building areas)
20. Trellises, pergolas, or
arbors (screened from
public rightͲofͲway)
21. Walls22. Windows
Same as above (continued from above)
The proposed changes are streamlining because
the process would be more objective. Thisreduces the time, paperwork, and recordkeeping for the public and staff to process these minor projects. There would be no need to draft
findings, conditions of approval, and have theapplicant sign forms. There could be a simplerapplication with less work to complete. This frees up time for other tasks such as plan review or
public hearing projects.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 11 74 17.36.020,
Commercial
zone uses for
alcoholservice,amusementcenters,bowlingalleys, poolhalls, andtheaters Requests to establish uses foralcohol service, amusement centers, bowling alleys, pool
halls, and theaters.
1. ZA
ZoningAdministrator
approval of a MinorConditional UsePermit for beer and
wine with food
service indoors.
2. PC
PlanningCommissionapproval of a
Conditional UsePermit to allowamusement centers,bowling alleys, poolhalls, and theaters.
1. Staff
Reduces level of review to staff for allowanceof beer and wine onͲsite indoors with food service without a public hearing.
2. ZA
Reduces level of review to ZoningAdministrator approval of a Minor Conditional Use Permit, allowing amusementcenters, bowling alleys, pool halls, andtheaters.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 12 78 17.40.040,
Mixed zoneuses, alcohol
service andresidentialaccessorybuildings
1. Alcohol service indoors
with food service at
restaurants, event and
entertainment venues,
lodging facilities; and
2. Residential accessory
buildings over 15 feet inheight in Mixed Use 3.1,
3.3, and 5 zones.
1. ZA
ZoningAdministratorapproval of a MinorConditional Use
Permit for beer andwine with foodservice indoors.
2. PC
PlanningCommissionapproval of a
Conditional UsePermit to allowdetached residentialaccessory buildingsover 15 feet inheight in the MixedUse 5 zone only.
1. Staff
Reduces level of review to staff for allowanceof beer and wine onͲsite indoors with food service without a public hearing.
2. Staff
Reduces the level of review to staff forspecific circumstances. This would allowdetached residential buildings up to the height of the zone if the building meetsrequired setbacks for the primary structure.
This would apply to the Mixed Use 3.1 (MU
3.1), MU 3.3, and MU 5 zones where stanalone residential uses are allowed, like aresidential zone. 13 87 17.64.110,
OffͲsite
parking fornonresidential uses
Provide requirednonresidential use parkingoffsite within a certaindistance of the use with arecorded agreement.
PCPlanning Commission ofa Conditional UsePermit.
ZAZoning Administrator approval of a Minor
Conditional Use Permit. Also, the maximum for
parking offͲsite would be increased to 1,000
square feet. This was a City Council directive forthe prior parking studies in North Beach and theDowntown.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 14 87 17.64.110,
Sharedparkingnonresidential andmixedͲuseprojects
Share private parking facilities
between multiple uses in
nonresidential and mixedͲ
zones when peak operatinghours are offset.
PCPlanning Commission of
a Conditional Use
Permit.
ZAZoning Administrator approval of a Minor
Conditional Use Permit.
15 65 17.16.250,
Signage
Requests to allow various
signage exceeding a sign areaor number of signs to requirepublic hearing approval.
PCPlanning Commission
approval of aDiscretionary SignPermit
ZAZoning Administrator approval, except signage
proposed in the Architectural Overlay,
freestanding signs, and Master Sign Programs for
new development. In these instances, thesignage would continue to be reviewed by the Planning Commission.
Planning Commission changes:Initially, staff proposed designating the ZoningAdministrator for signage decisions, except signage proposed in conjunction with
development. The Planning Commission alsoadded exceptions for the Architectural Overlayand freestanding signs.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) 16 91 17.28.300,
Temporaryuses andstructures,seasonalholiday salesandnonresidential specialactivities Requests to allow: 1) seasonalholiday sales like Christmas tree lots and pumpkin sales,
and 2) nonresidential specialactivities. A special activity is on private property
(commercial or nonͲcommercial) within any zoningdistrict which temporarily intensifies the impacts of apermitted use, such as artshows, open houses, grandopenings, circus/carnivals, food truck and/or music
festivals, promotion,entertainment, fireworkdisplays, tent sales, farmersmarkets.
1. For seasonal and
holidays sales,activities are limited
to 45 days per yearwith a TemporaryUse Permit, like
Christmas tree lots.
2. A Special Activity
Permit is allowed topermit anonresidentialspecial activity. TheZoning Code isambiguous onwhether staff canapprove a oneͲdayevent per year ormore than one, upto 15 days per year.As a result,businesses havebeen limited to aoneͲday event peryear with staffapproval. No publicnotification is required. A ZoningAdministratordecision has beenrequired to allowevents that involve 2to 15 days per year.
The Planning Commission recommended these
changes through the hearing process.1. For seasonal holiday sales, the ordinance would increase the allowance for sales from
45 days to 55 days with a Temporary Use
Permit.
2. For special activities, the changes would
clarify code requirements and allownonresidential uses to have oneͲday or twoͲ day special events, up to 15 total days in acalendar year with the approval of aTemporary Use Permit. Special activities that are three or more consecutive days wouldcontinue to require a Zoning Administratordecision. There must be five days betweenevents and special activities fornonresidential uses in residential or mixedͲuse zones would require public notificationmailings to property owners within 300 feetof an event site. This would allow businesses to have shorter multiple oneͲorͲtwo dayevents with staff review, while ensuringsurrounding properties are notified whenevents are in proximity to residential uses.Staff could consider the success of eventswhen considering a repeat event. The CityPlanner may forward special activities to the Zoning Administrator if warranted.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes Changes to General Procedures17 7 17.12.040,
Filing an
Application
The changes update story pole
requirements. The ZoningCode allows the City to require story poles, other visual
analysis tools, or otherinformation as needed to
review a project
Story poles arerequired to allow three
story projects in the
Architectural Overlay
or projects with
potential to affectpublic view corridors inthe Coastal Zone.When story poles arerequired, the ZoningCode currently requiresconnecting thickcolored lines orpennants, whichaccurately represent“the full extent of theproposed structure,including decks andeaves, shall beconstructed.” This is ambiguous, oftenleading to installations
with many poles that
are costly and can bechallenging to visualize.
The Planning Commission recommended thesechanges through the hearing process.Rather than require story poles automatically, the proposed changes make it so story poles
“may be required” as one of several tools to
evaluate visual impacts, but emphasizes story
poles are more likely to be required for coastalview corridors and larger projects in theArchitectural Overlay. Also, the changes addstext to clarify how story poles should be installed: “the outermost corners of thebuilding’s roof area and along the tallest roofridgelines or peaks, or other areas necessary to evaluate visual impacts at the discretion of theCity Planner or Review Authority.” This would reduce the number of story poles to what isneeded to define the outermost profile of thebuilding, while providing some discretion ifneeded. The City Planner shall have finalapproval authority over the location of the storypoles to ensure that they do not detrimentallyimpact the public or the then current use of theproperty.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 18 12 17.12.060,
Generalprocedures,Referrals tohigher level
If a project has potential for
significant public impact or
concern, this section identifies
authority to refer suchprojects to a higher publichearing level for more transparency, groupcommittee decisions, and
public participation.
The City Planner may
refer items to the
Zoning Administrator.
Allows the City Planner to also refer items to thePlanning Commission if warranted. This could streamline a review process in a situation where
significant public concern is expected. By
forwarding to a higher level early, it reduces
potential for a multiple hearing process with
appeals.Planning Commission changes:
The Planning Commission did not support staff’sproposals to allow the Zoning Administrator torefer projects to the City Council, PlanningCommission referrals to the City Council, or add a means for the City Council to waive PlanningCommission review by a majority vote.
TABLE 1ͲPROPOSED ZONING STREAMLINING (dated June 7, 2023) Item Page # Redline Section & Subject Description Existing Process Proposed Changes 19 13 17.12.065,
Withdrawalof InactiveApplications
Modifies the process for City
withdrawal inactiveapplications
Currently, the City must
send a certified letter
that gives an applicant
90 days notice an
application could bewithdrawn and then
gives another 90 days tosubmit requestedmaterials or funds that were described in an
incomplete letter. Ifmaterials aren’treceived by thatdeadline, the City maywithdraw the inactiveapplication The proposed amendments change this processso that the incomplete letter specifies a timelinefor submitting requested items or the applicationis inactive and subject to withdrawal. The timeline is six months unless an alternate
timeframe or an extension is granted by the CityPlanner. An extension requires the applicant tosubmit a letter prior to the timeline, explaining the reasons for the inactivity. The City Plannermay grant an extension if a finding is made thatthere were unusual circumstances preventingthe applicant from resubmitting the application within the timeframe. The extension wouldspecify a certain timeline to submit the materialsnecessary to resume the review process. These changes simplify the process to close inactiveprojects, reducing work time taken away fromother projects in order to contact applicants for necessary materials or funds to continue the
review processPlanning Commission changes:Initially, staff had a proposal to reduce the 90day periods to 30 days and allow other forms ofwritten correspondence to notify applicants ofinactive applications. The Planning Commissionfavored giving six months for the process withoptions to deviate in special circumstances TABLE 2 – APPLICATION CONSOLIDATION
(dated June 7, 2023) Item Page # Redline Section (Proposed) Existing Application Proposed Application 1 33 17.16.095,
AdministrativeDevelopmentPermit
Staff Waiver of Minor Architectural
Permit or Minor Cultural Heritage
Permit.The City Planner may approve a staff
waiver of a Minor Architectural Permitor Minor Cultural Heritage Permit to allow minor architectural changes. The
application that functions as a permit
rather than a waiver. There are approval
findings, an ability to add conditions, and
types of eligible projects, including anoverly broad category: “Other minor projects that do not substantially alterthe visual appearance and/orarchitectural integrity of the property orstructure.” Administrative Development Permit.The staff waiver application is replaced with a new “Administrative Development Permit.” The City Plannerwould no longer make discretionary findings to make adecision on a project. For approval, projects must meet newobjective general and projectͲspecific standards to meet State law for staff level permits. The new general standardsaddress design issues, such as architectural style, materials,colors, massing, scale, and historic considerations. TheprojectͲspecific standards are additional objective criteriafor eligible projects, such as criteria for materials, size,height, etc. Projects that don’t meet criteria would require apublic hearing. Also, the City Planner would retain authorityto refer applications to a public hearing if they determine aproposal has the potential for significant public concern orimpacts.The use of objective standards reduces subjectivity andprobability of errors for decision making. Also, the changesreduce the time, paperwork, and record keeping for thepublic and staff to process these minor projects. There would be no need to draft findings, conditions of approval, and have the applicant sign extra forms. There could be asimpler application with less work to complete. This frees uptime for other tasks such as plan review or public hearing projects.
TABLE 2 – APPLICATION CONSOLIDATION
Item Page # Redline Section (Proposed) Existing Application Proposed Application 2 44 17.16.100,
DevelopmentPermit
Minor Site Plan Permits, Site Plan
Permits, Minor Architectural Permit
Architectural Permits, Minor Cultural
Heritage Permit, and Cultural Heritage
PermitsThese applications are required to allow
various development, such as
nonresidential development,
development of five or more residential
units, projects on properties in the
Architectural Overlay district, and
projects on residential propertiesadjacent to historic structures.The Zoning Administrator makesdecisions on Minor Site Plan Permits, Minor Architectural Permits, and MinorCultural Heritage Permits. The PlanningCommission considers Site Plan Permits,Architectural Permits, and CulturalHeritage Permits.
Development Permit.
“Development Permit” is a new application that
consolidates applications with similar findings: Minor SitePlan Permits, Site Plan Permits, Minor Architectural Permits,and Architectural Permits. Also, Development Permitswould be required for several projects instead of a MinorCultural Heritage Permit or Cultural Heritage Permit that do not involve historic resources. This includes projects in the Architectural Overlay district, singleͲfamily and duplex sites abutting historic resources, and sites with triplexes or moreunits within 300 feet of residentially zoned historicresources. The Ordinance adds a table that lists projecttypes subject to the permit and specifies what level ofreview is required for each project type. If a project requires review for more than one reason, a decision would be made by the highest review body for what is requested.
TABLE 2 – APPLICATION CONSOLIDATION
Item Page # Redline Section (Proposed) Existing Application Proposed Application 3 56 17.16.110,
CulturalHeritagePermits
Minor Site Plan Permits, Site Plan
Permits, Minor Cultural Heritage
Permits, and Cultural Heritage Permits.
These permits are required to allow
projects involving historic structures. TheZoning Administrator makes decisions on Minor Site Plan Permits and Minor
Cultural Heritage Permits. The Planning
Commission considers Site Plan Permits
and Cultural Heritage Permits.
Cultural Heritage Permits.Cultural Heritage Permits are repurposed to focus entirelyon reviewing projects involving sites on the City’s designated list of historic resources, excluding exemptions and minor projects eligible for an Administrative
Development Permit. Unless historic resources are involved, Cultural Heritage Permits would no longer be required for projects in the Architectural Overlay area or abuttinghistoric or adjacent to historic resources. That would now be the role of the Development Permits process with
different findings and policy focus. Similar to DevelopmentPermits, the Ordinance adds a table that lists project types subject to the permit and specifies what level of review isrequired for each project type. If a project requires review for more than one reason, a decision would be made by thehighest review body for what is requested. 4 91 17.16.150,
Temporary Use
Permits
Special Activity Permits.
This permit is required to allow a
nonresidential special activity on private
property that temporarily intensifies the
impacts of a permitted use.
Temporary Use Permits.The Ordinance consolidates Special Activity Permits into Temporary Use Permits that are required for other
temporary special activity type uses such as holiday
seasonal sales and parking lot sales.