Suisun City City Council
August 29, 2023

CITY COUNCIL AND PLANNING

COMMISSION
Alma Hernandez, Mayor
Princess Washington, Mayor Pro Tem
Jenalee Dawson, Member
Marlon L Osum, Member
Amit Pal, Member

CITY COUNCIL AND PLANNING

COMMISSION MEETING

1 City Manager/Executive Director/Staff.

A G E N D A

SPECIAL JOINT MEETING OF THE

SUISUN CITY COUNCIL AND PLANNING COMMISSION
TUESDAY, AUGUST 29, 2023
6:00 PM

Suisun City Council Chambers - 701 Civic Center Boulevard - Suisun City, California

.

CITY COUNCIL MEETINGS ARE HELD IN-PERSON

PUBLIC PARTICIPATION IS ALSO AVAILABLE VIA ZOOM
ZOOM MEETING INFORMATION:

WEBSITE: https://zoom.us/join
MEETING ID:

828 3489 5509

CALL IN PHONE NUMBER: (707) 438-1720

REMOTE PUBLIC COMMENT IS AVAILABLE FOR THE CITY COUNCIL MEETING BY EMAILING [email protected] (PRIOR TO 5 PM), VIA WEBSITE, OR ZOOM CALL IN PHONE NUMBER (707) 438-1720

(If attending the meeting via phone press *9 to raise your hand and *6 to unmute/mute for public comment.)

(Next Ord. No. – 805)
(Next City Council Res. No. 2023 – 123)
(Next Suisun City Council Acting as Successor Agency Res. No. SA2023 - 06) (Next Housing Authority Res. No. HA2023 – 03)

ROLL CALL
Councilmembers / Planning Commissioners
Pledge of Allegiance
Invocation

CONFLICT OF INTEREST NOTIFICATION
(Any items on this agenda that might be a conflict of interest to any Councilmembers / Commissioners should be identified at this time.)

REPORTS (Informational items only.)

1 2
Council Updates.

3 Planning Commission Comments.

Joint City Council / Planning Commission

4 City Council and Planning Commission Joint Workshop - (Bermudez:
[email protected]).

5 Non-Discussion Items.

PUBLIC COMMENT
(Request by citizens to discuss any matter under our jurisdiction other than an item posted on this agenda per California Government Code §54954.3. Comments are limited to no more than 3 minutes unless allowable by the Mayor/Chair.

Speaker cards are available on the table near the entry of the meeting room and should be given to the City Clerk. By law, no prolonged discussion or action may be taken on any item raised during the public comment period, although informational answers to questions may be given and matters may be referred for placement on a future agenda.)

COUNCIL/PLANNING COMMISSION COMMENTS

GENERAL BUSINESS

REPORTS: (Informational items only)

ADJOURNMENT
Public Access To Agenda Documents
A complete packet of information containing staff reports and exhibits related to each item for the open session of this meeting, and provided to the City Council, are available for public review at least 72 hours prior to a Council /Agency/Authority Meeting at Suisun City Hall 701 Civic Center Blvd., Suisun City. Agenda related writings or documents provided to a majority of the Council/Board/Commissioners less than 72 hours prior to a Council/Agency/Authority meeting related to an agenda item for the open session of this meeting will be made available for public inspection during normal business hours. An agenda packet is also located at the entrance to the Council Chambers during the meeting for public review. The city may charge photocopying charges for requested copies of such documents. To the extent feasible, the agenda packet is available for online public viewing on the City’s website: https://www.suisun.com/Government/City-Council/Agendas

The City Council/Agency/Authority hopes to conclude its public business by 10:00 p.m. No new items will be taken up after 10:00 p.m., unless so moved by a majority of the City Council, and any items remaining will be agendized for the next meeting. The agendas have been prepared with the hope that all items scheduled will be discussed within the time allowed.

Accommodations
If you require an accommodation to participate in this meeting, please contact the City Clerk at (707) 421-7302 or [email protected]. The City’s reasonable accommodation policy is available for review on the City’s website at www.suisun.com/government/city-council/, you may request an electronic copy or have a copy mailed to you.

Please note that for accommodations that are not readily available, you must make your request as soon as you can prior to the time of the meeting.

Decorum
All participants are expected to conduct themselves with mutual respect. Conduct that disrupts meetings will be addressed in accordance with Section 54957.95 of the Government Code.

2 Ordinances
Ordinances are city laws contained in the Suisun City Municipal Code. Enacting a new city law or changing an existing one is a two-step process. Government Code 36934 provides, except when, after reading the title, further reading is waived by regular motion adopted by majority vote all ordinances shall be read in full either at the time of introduction or passage; provided, however, that a reading of the title or ordinance shall not be required if the title is included on the published agenda and a copy of the full ordinance is made available to the public online and in print at the meeting prior to the introduction or passage.

Certification Of Posting
Agendas for regular and special meetings are posted in accordance with the Brown Act at Suisun City Hall, 701 Civic Center Boulevard, Suisun City, CA. Agendas may be posted at other Suisun City locations including:

Suisun City Fire Station, 621 Pintail Drive, Suisun City, CA; Joe Nelson Center, 611 Village Drive, Suisun City, CA;
Harbor Master Office, 800 Kellogg Street, Suisun City, CA.

I, Donna Pock, Deputy City Clerk for the City of Suisun City, declare under penalty of perjury that the above agenda was posted and available for review, in compliance with the Brown Act. 3 THIS PAGE INTENTIONALLY LEFT BLANK
4 AGENDA ITEM NO. 4

AGENDA TRANSMITTAL

MEETING DATE:

August 29, 2023

CITY AGENDA ITEM:

City Council and Planning Commission Joint Workshop.

FISCAL IMPACT:

There is no fiscal impact to the General Fund from the item.

STRATEGIC PLAN:

Provide Good Governance, Section 4.7 – Improve productivity, efficiency, effectiveness, customer service, and citizen satisfaction in all areas of municipal organization.

BACKGROUND:

This report aims to facilitate a thorough discussion with the City Council and Planning Commission about the responsibilities of the Planning Commission, the alignment of City Council priorities, and the collection of feedback on the development process.

STAFF REPORT:

The purpose of the Joint Meeting is to have a high-level discussion with the Planning Commission regarding the City’s overall goals. The Joint Meeting presentation will cover City Council priorities, respective roles, and an overview of Land Use planning and key aspects of the development process.

STAFF RECOMMENDATION:

This is an informational only item, and no recommendation is associated with this item.

DOCUMENTS ATTACHED:
1 .

PowerPoint Presentation

PREPARED BY:

Jim Bermudez, Development Services Director
REVIEWED BY:

Greg Folsom, City Manager
APPROVED BY:

Greg Folsom, City Manager

ATTACHMENTS:

1. PowerPoint Presentation
5 City Council
and
Planning Commission
Joint Workshop
August 29, 2023
Purpose of the Joint Meeting
 High level discussion of the purpose of the
Planning Commission
in relation to the overall
g
oals of the city
 Discuss de
velopment process and projects
 Discuss areas of mutual interest
2 1
2 6
Presentation Overview
 City Council Priorities - CM
 City Finances - CM
 Planning Commission/City Council Roles - DSD
 General Plan - DSD
 Planning and Development Process – PP
 Policies and Projects - PP
 Legal Considerations - CA
3 Role of the Planning Commission
Greg Folsom, City Manager
City Council Priorities
3 4
7 2020-2025 Strategic Plan
Mission Statement
Suisun City’s mission is to provide a safe, healthy,
inclusive community resulting in an exceptional
quality of life where our residents and businesses
prosper, and visitors feel welcome.
5 Strategic Plan Goals
6 5
6 8
Strategic Plan – Moving Forward….
 City has launched a new strategic plan update
 Survey conducted
 Assess and redefine priorities
 Community discussion
 St
aff and Council discussions
7 Role of the Planning Commission
Greg Folsom, City Manager
City Finances
7 8
9 City Finances – Structural Deficit in GF
 While Suisun City has a balanced budget, we
oper
ate with a structural deficit in General Fund
 Suisun City generates well below average per
capit
a property tax revenues
 Suisun City has the lowest per capita sales tax
r
evenues in Solano County
9 10
9 10
10 City Finances – Measure S
 Measure S mostly fills in the gaps in the GF
 Measure S generates a little more than regular sales
tax
 Measur
e S has paid for much of the expansion of
the Fir
e Department
 Measure S expires in 2026
 Suisun City faces a fiscal cliff without an extension of Measur
e S
11 City Finances – New Development
 New Development is a critical aspect of the
futur
e financial sustainability of Suisun City
 New Development generates increased sales tax
and/or property tax
 New Development generates increased CFD 2
revenues
12 11
12 11
Role of the Planning Commission
Jim Bermudez, Development Services Director
Planning Commission/
City Council Roles
 In 1929, the State Legislature adopted the Planning
Act, which established the powers of the Planning
Commission
 Chapter 2.20 of the Suisun City Code establishes the
Planning Commission and its powers
 Planning Commission appointed by the City Council as
an advisory body with significant authority over land
use issues
 City Code provides for Planning Commission authority
to consider land use applications, subdivisions, use
permits, variances, interpretations, etc.

Planning Commission Role
14 13
14 12
 Participate in the development of the Land Use
Elemen
t and Housing Element in the General
Plan,
and the Zoning Code; make recommendations
t
o Council
 Conduct study sessions and other forums
 Conduct public hearings on land use entitlements
 Make recommendations to Council on development
agr
eements
Planning Commission Role – Examine
15  Individual development project review
 Development Permits
 Planned Development and Use Permits and Variances
 Tentative Subdivision Maps
 Determinations of consistency with the General Plan
and
Zoning Code
 Project approval (Quasi-Judicial Action)
 Review and provide recommendations to Council on
Housing
Element, Land Use Element, and Zoning Code; and
de
velopment agreements
Planning Commission Role – Implementation
16 15
16 13
 Final Decisions on Land Use
 Recommendations from PC
 Appeals from PC
 “Call for Review” by Councilmembers
City Council Role
17 City Council Appeal Process
Section 18.84.050 - Appeal to City Council.

In case an applicant or any interested party is not satisfied with the decision of the Planning Commission, he or she may appeal in writing to the City Council within ten days. A copy of the appeal shall be submitted to the Planning Commission. The City Council shall consider the appeal and render its decision within 60 days after receipt of the appeal.

Section 18.84.060 - Calls for Review.

A call for review may be filed by two members of the City Council with the Development Services Director within ten days of the commission's decision. No fee shall be required. The City Council shall consider the item called for review and render its decision within 60 days after the filing of the request for review with the development services director. 18 17
18 14
Role of the Planning Commission
Jim Bermudez, Development Services Director
General Plan
The General Plan
 Functions as the City’s constitution
 Provides long-range vision for conservation and
development (20–30-year horizon)
 Basis for local land use decisions
 Identifies important community issues
 Promotes community participation
 Sets the ground rules
 9 mandatory elements; can be combined
City codes must be consistent with the GP
20 19
20 15
Elements
Elements Mandated by State Law:
-
Land Use
- Circulation
- Conservation
- Open Space
- Noise
-S a f e t y
- Housing
- Environmental Justice
- Air Quality
Optional Elements fo
r Suisun City:
-
Community Character and Design
- Economic Development
- Community Facilities and Serv
ices
-
Public Health and Safety
21 Policies
 Specific statements that guide decision-making
 Commitment to a particular course of action
22 21
22 16
Housing Element
 Updated based on schedule in State law (typically 8 years)  Certified by the State Department of Housing and Community Development (HCD)
 Regional Housing Needs Assessment (RHNA) - 620 units
 Housing need by income category
 Policies to facilitate housing development
 Specific sites zoned for housing
23 24
23 24
17 Housing Element Implementation
Second Dwelling Unit update
Continue to implement the second dwelling unit ordinance that follows the requirements of state law (Government Code Section 65852.1) in allowing second dwelling units on any residential lot subject to ministerial review. (Completion Date 2023)
Code Enforcement
The City will develop a proactive code enforcement for ensuring compliance with building and property maintenance codes, which will include property maintenance, abandoned vehicles, housing conditions, overall blight, and health and safety concerns. (Completion Date 2024)
Density Bonus
The City will comply with California Government Code Section 65915, as revised, amending the Zoning Code to be consistent with State density bonus law. (Completion Date 2024)
Objective Design Standards
The City will develop objective design guidelines and standards to provide clear and objective standards related to single family, multifamily, and mixed-use residential developments. (Completion Date 2025)
25 Housing Element Implementation – cont.

Objective Design Standards
The City will develop objective design guidelines and standards to provide clear and objective standards related to single family, multifamily, and mixed-use residential developments. (Completion Date 2025)
Inclusionary Housing
Review and adopt, as appropriate, a program requiring developers of residential developments to either: (a) provide a percentage of their unit at a below-market rent or price; (b) pay a fee; or (c) propose alternative measure to meet their affordable housing requirements determined by an ordinance that will be drafted. (Completion Date 2025)
First-Time Homebuyer Program
The City will apply for funding to implement a first-time homebuyer program to provide down payment assistance and closing cost assistance to low-income first- time homebuyers. (Completion Date 2025)
Streamlined Approval (SB 35)
The City will establish a written policy and/or procedure, and other guidance as appropriate, to specify the Senate Bill (SB) 35 streamlining approval process and standards for eligible projects under Government Code Section 65913.4. (Completion Date 2025)
26 25
26 18
General Plan Amendment – Why Amend?
 Development proposal requires change in General Plan
 New state law requires change in the general plan or
change to element
 Is the amendment in the public interest?
 To facilitate certain type of development or protect a resource
 Is the amendment consistent with all other parts of the General Plan?
 If other changes will be required, are they being considered at the same time?
 Will the amendment necessitate changes in the zoning or other implementing ordinances?
 Can amend each element four times per year
27 Zoning Code
 Ensure implementation of the Zoning Code is consistent with General Plan Policies and Programs
 The Zoning Code establishes regulations for how private property may be used
 The Zoning Code provides allowable uses, standards for basic design, such as building coverage, building height ,and setbacks  Zoning Code establishes procedures for review and approval for development projects and administration
28 27
28 19
Downtown Waterfront Specific Plan Update
 SB 2 Planning Grant Program
 Housing Yield and Feasibility Analysis and
Recommendations
 Waterfront District and Zoning Code Amendments to
Increase Housing Capacity
 Environmental Document Streamlining
 Storm Drain System Capacity Study in Priority
Development Area (PDA)
 Fee Study for Parking In-Lieu Fees in Priority
Development Area (PDA)
29 Solano LAFCO –What is LAFCO?
 The Solano Local Agency Formation Commission (LAFCO)
is a state mandated boundary commission responsible for coordinating logical and timely changes in local
government boundaries.
LAFCO has authority over:
 Sphere of Influence changes – future growth boundary
 Municipal Service Reviews (MSRs) for cities
 Annexation requests
 Proposed Annexations – Logistics Centers
30 29
30 20
Planning and Development
Process
John Kearns, Principal Planner
 Requires public agencies to identify and consider
environmental consequences of their discretionary
actions; does not apply to ministerial projects
 Private development applications
 Public works projects and improvements
 Not intended to deny projects; it’s a process
California Environmental Quality Act (CEQA)
32 31
32 21

1. CEQA application (discretionary vs ministerial)

2. What is a discretionary action?

3. Examples of “projects”
“Project” Only Discretionary Action
33 Determining EIR or ND (or MND)
34 33
34 22
 Adopted August 17, 2021, via Resolution 2021-78
 Requires community/neighborhood outreach for specific types of projects/entitlements (e.g. General Plan
Amendment, Rezone, Planned Unit Development, etc.)
 Purpose is to make community/neighborhood aware of
proposed project early in development process
“Good Neighbor” Policy
35 Conditional Use Permits (“CUPs”)
Discretionary permit authorized by PC with conditions on the proposed use
Purpose of Conditional Use Permit
Examples of conditional uses may include:
 Drive thru uses
 Convenience Markets
 Nightclubs
“By right development” – projects that do not require a discretionary permit
36 35
36 23
Chapter 18.49 Cannabis Regulatory Program
 Identified permitted types of commercial cannabis operations Commercial Cannabis Business Permits
 Retail Dispensaries selection process
 Renewal process
Cannabis Business Zone (CBZ)
37 Parcels and Projects
John Kearns, Principal Planner
37 38
24 39
Development Projects in Planning
 Highway 12 Logistics (preparing Environmental Impact
Report)
 Suisun Logistics (preparing Environmental Impact Report)  Olive Tree Ranch Residential (application review)
 Cannabissary (application review)
 Marina Storage (application review)
40 39
40 25
Development Projects Under Construction
 Meridian West Subdivision
 Marina Village Apartments
 Blossom Apartments
 Starbucks (Walters Road)
 Tractor Supply
Mobility Hub – joint use parking lot with STA
41 Legal Considerations
Elena Gerli, City Attorney
41 42
26 Quasi-Judicial vs. Legislative Functions
Legislative: code adoptions and amendments, contracts,
position resolutions
◦ Bias and pre-determined opinions are ok
Quasi-judicial: where law must be applied to the facts and a decision rendered
◦ Examples: CUPs and other discretionary entitlements,
appeals – where you have to make findings in order to
reach a result
◦ Bias and pre-determinations: violate due process; ok to have an opinion, as long as keep an open mind and
decide based on the full record
43 Ex Parte Communications: One-Sided
Communications Outside of the Hearing
 Extra meetings, phone calls, emails with developers,
applicants, and citizens outside of hearings
 Avoid initiation of contact
 If contacted, avoid stating your opinion
 Alert developer (or member of the public) that all
deliberation and decisions on project application must
occur at a noticed public hearing
 Disclose any ex-parte communications at hearing
 Disclose any site visits, context, observations, and
conclusions you drew from the visit
44 43
44 27
Ex Parte Communications
 Ok to receive information provided by the developers or member
s of the public, and acknowledge receipt
 Ok to visit site
 Any information received outside of the hearing:
f
orward to City Clerk for distribution to Council and
inclusion in ag
enda packet
 Avoid prolonged conversations with individuals who are lobbying
you to vote one way or the other; if this
happens, disclose on
the record
45 PC/CC Interactions
Because Council is an appeal body and a final decision mak
er on recommendations from Planning Commission,
Council should:
 Avoid attending PC meetings
 A
void attending Good Neighbor meetings
 Avoid pressuring Planning Commissioners to make decisions tha
t align with their political agenda rather than the best interests of the community
 Avoid discussions on any item where the Councilmember has
a conflict of interest
46 45
46 28
Conclusions &Questions
47 29