Update Preliminary Application
(Pre
-
app) Review and Design
Review Requirements for New
Development
City Council Meeting
July 15, 2024
Elaine Ling, Principal Planner
Manira Sandhir, Planning Manager
Community Development Department
Background - Housing Element Policy H 1.6
• Update the City Council resolutions that establish the pre-application and development review processes to eliminate the pre-application requirement for housing projects and eliminate the third-party design review requirement for housing projects that meet objective standards. • Amend the Zoning Code to allow residential projects with up to 25 units to be approved administratively. – Done on December 4, 2023 • Further increase in threshold would be considered by Council as part of next round of code amendments
• Notice Radius: 1,000 ft.
• Neighborhood Meeting w/ Staff
• Planning Commission (PC) Study Session
Formal Pre-app
• Notice Radius: 500 ft.
• Neighborhood Meeting
Informal Pre-app
Current Preliminary Application Review Process
Proposed
Modifications
Simplify the Formal
and Informal Pre-
Application Process
with Consolidated
Framework to be Early
Community
Engagement Process
1,000 ft. Radius
500 ft.
Radius
Adjacent
Properties
Minor Projects
• Upon Formal
Application
Submittal
Most Projects
• Neighborhood
Meeting
Large Projects
• Neighborhood
Meeting
• Optional
Planning
Commission
Study Session
Project Categories
• Minor Projects
o New one-story single-family residence;
o Second story addition of 200 square feet of floor area or greater to a single- family residence;
o Fence exception and fences over seven (7) feet in height; and o Minor projects as determined by the Zoning Administrator. • Most Projects
o Projects other than minor or major projects
• Major Projects
o Projects require Planning Commission and City Council approval.
Proposed Modifications - Neighborhood Meetings
1,000 ft.
Radius
500 ft.
Radius
Adjacent
Properties
• Applicable to Projects with 500 ft and
1,000 ft Noticing Requirement
• Simplify Neighborhood Meeting
Requirements
• Optional Staff Attendance
• Applicant Posts Recording of the
Meeting and Shares with the City
Proposed Modifications - PC Study Sessions
• Eliminate mandatory PC Study Session
Requirement for Pre-applications
• Require PC Study Session after formal
submittal for all large projects, unless
deemed unnecessary by ZA.
• Optional for Objective
Design Standards (ODS)-
compliant projects
• Applicant can request prior to formal
submittal based on conceptual level
plans
Current Design Review Process - Resolution No. 67 (1996) • Third-party Design Review Process
o Applicability: Large Projects
o Scope: Site Layout, Architecture, and Landscaping.
o Timing: Either at the Pre-application phase or after formal application submission
o Authority: Consultant shall receive the direction from staff, work with staff, and attend the public meetings.
Reasons for Repealing the Design Review Resolution
• Streamline the Process / Save Time and
Cost for the applicants – scoping, public
meeting attendance, coordination with
staff
• Availability of Design Review Consultants
(RFQ in 2022 to broaden our bench,
received one proposal)
• Discretion removed from Housing project
reviews with ODS adoption
• Most cities do design review in house -
Planning staff qualified for design review
Planning Commission Recommendation to City
Council
• Pre-application Modifications – Voted 5-0 to recommend approval with changes to mail noticing for neighborhood associations to be replaced with email noticing to interested parties.
• Third-party Design Review Requirements – Voted 4-1 to recommend repeal
Next Steps
• Staff updates the Planning Application
Guide and other handouts to outline
procedures
Public Notice for Council Meeting
• Newspaper
• Three Public Facilities
• City and Department e-newsletter and
social media
Adopt Resolutions to (1) repeal Resolution No. 69 (2020) and adopt an Early Community Engagement Process for Development Projects, including changes to a mandatory Planning Commission study session requirement and simplification of the noticing and neighborhood meeting procedures for all planning applications, and (2) repeal Resolution No. 67 (1996) Design Review Process for Certain Development Projects; and find that the policy updates are exempt from the California Environmental Quality Act pursuant to Guidelines Section 15378(b)(2).
Staff Recommendation to City Council
Thank you!
14 Background
Purpose
• Foster awareness
• Share development w/
community
• Resolve issues
• Reduce appeals
Issues
• Add time and cost
• Not consistent with
state statutes for
certain housing
projects
Discussion Topic
15 • Current noticing also includes the following recipients:
o the areas’ Homeowner Association and United Homeowners Association o Interested parties upon request
o Email to subscribed lists based on interest
Does the Planning Commission want to recommend changes to broaden or reduce the notification process?
Discussion Topic
16 Proposed Notice To Adjacent Neighbors:
i. New one-story single-family residence;
ii. Second story addition of 200 square feet of floor area or greater to a single- family residence;
iii. Fence exception and fences over seven (7) feet in height; and iv. Minor projects as determined by the Zoning Administrator.
Does the Planning Commission want to recommend changes to project types?