AgdaPkt 2016-11-28 Closed and Joint SA PFA

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expedited review process for homeowners, small business owners and certain developments while maintaining the same level of public notice. The frequency of ZA hearings and the general ease of scheduling ensure efficient use of staff resources and a faster process for the applicants. The primary concern expressed by the community relates to larger developments being reviewed at the ZA level rather than by Planning Commission. While public notice is the same, Zoning Administrator hearings do not garner the same degree of community attention as PC hearings, and are essentially reviewed at a staff level, rather than being heard by a body of appointed members. To address this issue, consistent with the Council’s direction, Planning Commission and staff recommend that projects exceeding three stories or 35 feet require a PC hearing. When discussing size of projects, community members often refer to height as a measurement of the project impact. The visual effect and bulk of the building can be a function of the height and using these criteria ensures that larger, taller buildings are subject to a higher level of review at the Planning Commission. The Zoning Administrator would review projects no larger than three stories or 35 feet. Staff recommends that the Zoning Administrator maintain the authority to determine if an addition to an existing building is minor, ensuring that small additions with no visual impact do not require the more resource and time-intensive process of a PC hearing. To ensure that all projects of community significance are reviewed by Planning Commission, per the Council’s direction, Planning Commission and staff also recommend two additional changes. First, that the Zoning Ordinance specifically grant the ZA the ability to refer any project throughout the City to the Planning Commission. This could apply to any project which the ZA finds that the public interest is better served by Planning Commission review and decision. Second, that the call up procedures grant City Councilmembers the ability to call up a ZA item for Planning Commission review (rather than give the Planning Commissioners the right to initiate a call up). This call up process could be requested for any item two Councilmembers believe have broad community interest. Initial Council discussion included the possibility of the Planning Commission calling up items for review, however, Planning Commission and staff recommend that City Council retain the sole ability to call up items. This ensures no potential conflicts between Planning Commission and City Council call ups, and retains Council discretion over a procedure that has significant impacts to City resources and the public process. Minor changes are also recommended to the Municipal Code to ensure consistency with the Zoning Ordinance. The proposed amendments ensure that larger projects are appropriately reviewed by the Planning Commission. These key amendments would be located in Section 41.4 (Review Authorities for All Permits) and 41.6 (Appeals and Call Ups) of the proposed Zoning Ordinance (Attachment 1, Exhibit A) and the Review Process section of the Downtown Precise Plan (Attachment 1, Exhibit B) and Chapter 1 Article III of the Municipal Code (Procedures on Appeal, Attachment 1, Exhibit C). 7.C. - Page 3