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Organization and Consistency Amendments - The Zoning Ordinance repeats the <br />administrative review procedures for each permit in their individual articles. For <br />example, Article 42 for Use Permit not only describes the permit purpose and findings, <br />but also how the public hearing is held, what decisions can be made, if conditions can <br />be applied and how the permit can be appealed. These administrative procedures are <br />repeated for each permit article, with varying consistency. For example, some permit <br />articles discuss reapplication, others do not. Modifications to permits are also <br />inconsistently described. Amending a review process for all permits would require <br />amendments to seven different permit articles. <br /> <br />Most current zoning ordinances throughout California use a system of “common <br />procedures.” These describe administrative provisions that apply to all permits, such as <br />public noticing, decision types, permit duration, and appeals. This structure ensures <br />consistency and makes future amendments and changes easier to implement. <br />Redwood City does not currently have this system, but Planning Commission and staff <br />are recommending it with a new Article 41 (Common Procedures) (See Table 2). This <br />article puts all common administrative procedures in one place, organized to explain the <br />process step-by-step. Level of review authority provisions are located in this section. <br /> <br />TABLE 2 – STRUCTURE OF COMMON PROCEDURES AND PERMIT ARTICLES <br />Proposed Common Procedure Article <br />41.1 Purpose <br />41.2 Application Filing and Fees <br />41.3 Review of Applications <br />41.4 Review Authorities for All Permits <br />(Level of Review Amendments <br />located here) <br />41.5 Public Notice <br />41.6 Decisions and Permit Effectiveness <br />41.7 Appeals <br />41.8 Call Ups <br />41.9 Permit Expiration and Extension <br />41.10 Modification of Approved Plans and <br />Permits <br />41.11 Permit Continuity <br />41.12 Reapplication <br />41.13 Interpretations <br />Proposed Structure for Individual Permit <br />Articles <br />X.1 Permit Purpose <br />X.2 Applicability <br />X.3 Review Authority <br />X.4 Findings <br />X.5 Review, Decisions, Appeals, Permit <br />Duration (refers to Article 41) <br /> <br /> <br />While compiling these sections, several inconsistencies and gaps were discovered. The <br />following list of items were addressed in the proposed Zoning Ordinance amendments: <br /> <br />· Concurrent Review (Proposed 41.5A). When accepting a project with multiple <br />applications, the code is not clear whether the permits should be considered <br />together at the highest review authority, or whether they should be independently <br />considered as described. For example, a project with a Use Permit (requiring a <br />7.C. - Page 4