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3. Create an option for Planning Commission “call up” of any project for a public <br />hearing. <br /> <br />Amendments to both the DTPP and the Zoning Ordinance are required to implement <br />these changes. Amending the Downtown Precise Plan is fairly straightforward, requiring <br />only a change to the “Review Process” section (see Exhibit C of the resolution). <br />However, review processes for the rest of the City are repeated for every permit type <br />throughout the Zoning Ordinance. Making the necessary amendments within the current <br />structure would be extremely challenging and potentially confusing. <br /> <br />Staff has completed a series of cleanups and reorganizations (also known as Phase 1 <br />and Phase 2) to organize, clarify and improve the readability of the Zoning Ordinance. <br />The Council-directed amendments provided a good opportunity to restructure and clean <br />up the administrative portions of the Zoning Ordinance, some of which date back to the <br />1960s and 1970s. In addition to the policy changes directed by Council, staff is <br />recommending minor changes to the administrative procedures to be consistent with <br />state law and common practice, and ensure consistency across permit types. These <br />changes are described in the analysis section. <br /> <br />At their October 18, 2016 meeting, the Planning Commission reviewed and <br />recommended approval of the Council-requested and staff-initiated changes, as <br />described in the following section. <br /> <br />ANALYSIS <br />New Requirements for Level of Review – The level of review required for projects is <br />typically tied to the type of permit being considered, but in some cases, it is also tied to <br />the size of the project or the type of environmental review. For example, if the use <br />requires a CEQA document, Planning Commission (PC) review is automatically <br />required. The four primary types of review are: <br /> <br />TABLE 1 – LEVELS OF REVIEW <br />Review Authority Public Meeting <br />Frequency and Time <br />Public Notice and <br />Comment <br />· Zoning Administrator <br />(No hearing) None <br />Notice provided prior to <br />decision by posting on-site or <br />letters to adjacent neighbors. <br />· Zoning Administrator <br />(Public Hearing) Weekly hearings. Notice provided prior to public <br />hearing to property owners <br />within 300 feet of site and <br />published in the newspaper. <br /> <br />· Planning Commission Twice-monthly hearings <br />held in the evening. <br />· City Council <br />Once or twice-monthly <br />hearings held in the <br />evening. <br /> <br />There are several types of permits that require Zoning Administrator (ZA) review, such <br />as Use Permits and Variances. This process works well in most cases, allowing for an <br />7.C. - Page 2