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6.E. - Page 27 of 31 <br />ANALYSIS <br />Permit Applicability and Extensions <br />Permit Expiration - Planning permits are currently valid for one year and the Zoning Administrator may <br />grant a one-year extension, for a total of two years prior to the permit expiring. This requires an applicant <br />to create construction plans, receive a building permit, and start construction within a maximum of two <br />years. This limited amount of time is particularly burdensome for larger projects as they require more <br />complex construction plans with longer lead times for drawings and permit review, and for affordable <br />housing projects which typically require additional time to secure multiple funding sources. <br />In 2019, two projects, a hotel development at 1690 Broadway and a 10 -unit townhome development at <br />910 Woodside, were required to repeat the public hearing process to renew expired entitlements. <br />Reviewing a project a second time produces additional administrative costs and delays and requires <br />additional time for staff and Commissions. While the Planning Commission was generally supportive, <br />concerns were expressed with allowing the permit to be extended for too long of a period, delaying <br />construction. <br />The Planning Commission recommended extending the amount of time a permit is valid from one to two <br />years, and maintaining the option for a one-year extension for a total of three years. In addition, permits <br />that are active as of January 1, 2021 would be automatically extended for another year, in consideration <br />of economic challenges due to the Covid-19 pandemic. At the December 1, 2020 meeting, the <br />Commission added an amendment to change the effective date when a use is "established" instead of <br />"initiated". <br />Planned Development Permit Requirement - The Zoning Ordinance currently requires a Planned <br />Development (PD) Permit for a proposed condominium development, multifamily development in the R- <br />2 Zoning District, and any residential development in the "R" overlay, even if there are no proposed <br />deviations from development standards. This type of review is already subject to a Condominium Permit <br />or an Architectural Permit. The PD permit requirement can therefore encourage deviation requests for <br />projects that would not otherwise need it since this permit type allows for it. The Condominium Permit <br />requirements are located in the Municipal Code and while the Planning Commission does not have <br />purview over Municipal Code amendments, they reviewed the proposed revisions for informational <br />purposes. <br />The Planning Commission supported eliminating the requirements for a PD permits. <br />Minor Housing -Related Changes <br />Usable Open Space — Currently, required front yard areas cannot count towards useable open space area <br />requirements, even if it includes recreational features such as picnicking areas or play spaces associated <br />with open space. Useable open space is any outdoor or unenclosed area in a residential development set <br />aside for public or private use. Open space may be on the ground, roof, balcony, deck, or in recreational <br />areas. <br />Page 3 of 7 <br />City of Redwood City 1017 Middlefield Road, Redwood City, CA. 94063 Tel: 650-780-7000 www.redwoodcity.ore <br />292 <br />