Loading...
HomeMy WebLinkAbout08/13/2019 B A K E R S F I E L D Staff: Committee Members: Jacqui Kitchen, Assistant City Manager Councilmember, Bruce Freeman – Chair Councilmember, Bob Smith Councilmember, Willie Rivera Regular Meeting of the Planning and Development Committee of the City Council – City of Bakersfield Tuesday, August 13, 2019 12:00 p.m. City Hall North, First Floor, Conference Room A 1600 Truxtun Avenue, Bakersfield CA 93301 A G E N D A 1. ROLL CALL 2. ADOPT JULY 9, 2019 AGENDA SUMMARY REPORT 3. PUBLIC STATEMENTS 4. NEW BUSINESS A. Committee Discussion and Recommendation Regarding Naming of a Park – Tandy/Kitchen B. Committee Discussion and Recommendation Regarding Conditional Use Permits (CUPs) – Kitchen/Burns 5. COMMITTEE COMMENTS 6. ADJOURNMENT   B A K E R S F I E L D Committee Members Staff: Jacqui Kitchen Councilmember, Bruce Freeman Chair Assistant City Manager Councilmember, Willie Rivera Councilmember, Bob Smith SPECIAL MEETING OF THE PLANNING AND DEVELOPMENT COMMITTEE Tuesday, July 9, 2019 12:00 p.m. City Hall North – Conference Room A 1600 Truxtun Avenue, Bakersfield, CA 93301 AGENDA SUMMARY REPORT The meeting was called to order at 12:00 p.m. 1. ROLL CALL Committee members present: Councilmember, Bruce Freeman, Chair Councilmember, Willie Rivera Councilmember, Bob Smith City Staff: Alan Tandy, City Manager Jacqui Kitchen, Assistant City Manager Richard Iger, Deputy City Attorney II Phil Burns, Interim Development Services Director Kevin Coyle, Development Services Planning Director Mark Fick, Assistant Building Director Whitney Jackson, Associate Planner II Dianne Hoover, Recreation and Parks Director Stuart Patteson, Assistant Public Works Director Additional Attendees: Members of the Public 2. ADOPT MAY 21, 2019 AGENDA SUMMARY REPORT The report was adopted as submitted. 3. PUBLIC STATEMENTS None /S/ Jacqui Kitchen DRAFT   Planning and Development Committee July 9, 2019 Agenda Summary Report Page 2   4. DEFERRED BUSINESS A. Committee Discussion and Recommendations Regarding Permit Streamlining – Kitchen/Burns/Fidler Interim Development Services Director Burns provided a PowerPoint presentation on the City’s efforts to respond to the letter from the Home Builders Association and referenced the memorandum included in the packet summarizing the proposed actions to respond. Dave Dmohoswski with the HBA responded that the HBA appreciated Staff’s efforts in responding to the letter and that Staff had discussed the separate certification of rough and final grading plans; and that the HBA agreed with Staff recommendation to meet and work through the items raised. Committee Chair Freeman stated that the goal was to reduce bureaucracy and that doing business in Bakersfield is less difficult than Los Angeles, but can always be better. City Manager Tandy confirmed that permit streamlining software had been included in the current year budget. Director Burns confirmed it would take approximately one to one and half years to implement electronic plan check. Councilmember Smith recommended that Staff hold regular meetings with the HBA. Committee Chair Freeman made a motion to support the staff recommendation. The motion was unanimously approved. B. Committee Discussion and Recommendations Regarding Design Standards for Commercial Developments – Kitchen/Coyle Planning Director Coyle provided a PowerPoint presentation on Staff research regarding Comparable Cities use of commercial standards and referenced the memorandum included in the packet summarizing the proposed actions. Committee Chair Freeman stated that it was important to apply the large retail commercial standards more broadly because investments are long term; and construction of projects such as a Rite Aid are forever and can ruin the appearance of the City if not executed well. Committee Chair Freemen indicated that Bakersfield needed to be in sync with the rest of California and upgrade the look of the community. Elliott Kirsheman indicated that the proposed standards were not any more onerous than what the Planning Commission would require but asked how and if the standards should apply to the Downtown area where there are smaller parcel sizes. Assistant City Manager Kitchen noted that the Ordinance language could be worded to make the large commercial retail standards apply to all commercial development, with an exception for the Downtown Core area. Councilmember Smith made a motion for Staff to bring the item back a series of Ordinance options for further discussion. The motion was unanimously approved. DRAFT   Planning and Development Committee July 9, 2019 Agenda Summary Report Page 3   5. NEW BUSINESS A. Committee Discussion Accessory Dwelling Units (ADUs) – Tandy/ Burns Interim Development Services Director Burns provided a PowerPoint presentation on the City’s efforts to respond to a referral to review development fees for ADUs. Councilmember Smith commented that the City’s fees for new residential uses (ADUs) are not consistent with the Stat definition and that there should not be TIFF or Park fees applied, or owner occupancy requirements. Councilmember Smith made a motion to present an ordinance to City Council that includes no traffic impact fees for ADUs, no owner occupancy requirement, no park fees, sewer fees charged per fixture, and no additional parking requirements. The motion was unanimously approved. 6. COMMITTEE COMMENTS None 7. ADJOURNMENT The meeting adjourned at 12:50 p.m.     DRAFT B A K E R S F I E L D City Manager’s Office Alan Tandy, City Manager MEMORANDUM August 13, 2019 TO: PLANNING AND DEVELOPMENT COMMITTEE Councilmember Bruce Freeman, Chair Councilmember Chris Parlier Councilmember Bob Smith FROM: ALAN TANDY, CITY MANAGER JACQUI KITCHEN, ASSISTANT CITY MANAGER SUBJECT: Park Name in honor of “Jaswant Singh Khalra” This item is in response to a referral made by Councilmember Parlier at the April 10, 2019 City Council meeting. BACKGROUND During the April 10, 2019 City Council meeting, several residents spoke during Public Statements and requested the Council consider renaming Stonecreek Park in honor of “Jaswant Singh Khalra” who was a human rights advocate in the Punjab area in India. Fresno also recently named a park after him. Councilmember Parlier made a referral to the Planning and Development Committee to review the opportunity to name a new park site “JSK Park.” The new site is located approximately 300 yards from Stone Creek Park, at Sierra Madre Avenue and Akers Road. EXISTING POLICY There is no specific policy in place regarding the naming of Parks; however, the following has historically occurred:  New Parks: New neighborhood parks are typically named by the Developer with a name that reflects the name of the associated subdivision. Examples include Haggin Oaks Park, Campus Park, etc. Occasionally the City Council has named parks, such as Yokuts Park, which was named after an Indian Tribe which inhabited the Bakersfield area. This historical practice has functioned well and does not need to be adjusted.  Existing Parks: There is no policy in place to change the name of an existing Park. However, the City Council has adopted a policy to address the changing of Street Names (Resolution 242-04, attached). This process provides a uniform methodology for analysis of re-naming requests and facilitates public involvement. Planning and Development Committee August 13, 2019 Re: Park Name in honor of “Jaswant Singh Khalra” Page 2  This process could be applied in future situations of renaming an existing park, or in circumstances where a new park is developed by multiple developers and when an agreement on the name cannot be reached. JASWANT SINGH KHALRA (JSK) PARK With respect to the request to name a park in honor of Jaswant Singh Khalra, Staff has identified a future un-named park site located at the southeast corner of Sierra Madre Avenue and Akers Road, about 300 yards from Stonecreek Park, as shown on the attached map. This park has been called “Herschel Moore Park” in past references, after whom the first piece of land was provided; however, that is not an official park name. This new park will be developed due to the contributions of several developers, therefore the traditional practice of being named by a single-developer has not occurred. COMMITTEE OPTIONS Since the new Park is not yet named, Staff has identified the following options for consideration by the Planning and Development Committee: Option 1: Name new site “JSK Park” Recommend that the full Council vote to name the new site “JSK Park” or similar. Option 2: Name new site “Unity Park” Recommend that the full Council vote to name the new site “Unity Park” with a statement that it is in honor of Mayor Harvey L. Hall and the Bakersfield Sikh Community. Mayor Hall’s slogan was “Unity in the community” and his relationship with the Bakersfield Sikh Community resulted in a Sister City relationship between Bakersfield and the City of Amritsar, India. The name reflects unity and friendship within the Bakersfield community. If this option is preferred, the family of Mayor Hall should be contacted for permission. Option 3: Other Memorial Recommend that the full Council honor the significance of the Sikh Community in Bakersfield another way. Models might be the Korean War Memorial at Jastro Park or the enhancement of the Sister City Tribute garden for Amritsar, India, our Punjabi Sister City. Ask members of the Sikh Community for suggestions on a more local Sikh name or word to honor the group. Attachment Map of Future Park site Resolution 242-04 (Street Naming Policy) Hers hel M oor e Park Wes to n P ark Sto necr ee k Park TAFT HWY MC KEE RD S T I N E R D W I B L E R D A K E R S R D WHITEGATE AVE CR OSSH AVEN AVE R O C K H A M P T O N D R BATHURST AVE BRISBANE AVE BRIDG ET AVE V A N H O R N R D RIO GRANDE LN BIG TRAIL AVE JACKSON RIDG E AVE CIMARRON RI DGE DR SIERRA MADRE AVE M C C L I N T O C K R D KATHY SUZANNE WAY RIO LO BO LN DIORITE CT TO RI LORENE AVE L A N D S D O W N E S T IDLERO CK AVE STONECREEK AVE C E R R O D R ROLLING ROCK AVE IRONROCK AVE GIOVA NETTI AVE A L B U R Y S T STON E MEAD OWS DR G O L D E N W H E A T D R TRAILROCK AVE H O N D O L N GREENROCK AVE SILVER C LOVER AVE GREEN CLOVER AVE OCEANROCK AVE KIMMI E RACHELLE CT RAWHIDE RD EMERSO N WAY WINTER PASTURE AVE CHISHOLM TRAIL AVE CHERRYRO CK AVE P R A I R I E W H E A T A V E LO NEROCK AVE SINGLETON AVE MON AC HE MEA DOWS D R B A R L E Y C T AGN EW MEA D OWS DR D A L B Y C T E L L E N S P O R T W A Y AQUASTONE CT S I L V E R C A N Y O N R D LASSO CT SMO KY RO CK CT B R A N N O C K C T C O L E R A I N E C T KEMPSEY CT COG BURN CT D E V E N P O R T W A Y S L A T E S T O N E S T KATI E ELDER CT K O A L A C T Copyr ight near m ap 20 15 Community Area Prop o se d Park Location 0 0.15 0.30.075 Mi les ¯ B A K E R S F I E L D Development Services Department Page | 1 MEMORANDUM        August 13, 2019    TO:  PLANNING AND DEVELOPMENT COMMITTEE  Councilmember Bruce Freeman, Chair  Councilmember Chris Parlier  Councilmember Bob Smith         FROM:  Phil Burns, Interim Development Services Director    SUBJECT:    Conditional Use Permits (CUPs)       This item is in response to a referral from Councilman Freeman made at the April 10, 2019 City Council meeting  for staff to examine ways to improve the CUP process.    BACKGROUND    Land use entitlements are addressed within the City via Title 17 of the Municipal Code, also known as the “Zoning  Ordinance.”  The purpose of the Ordinance is to implement the goals and policies of the General Plan, which serve  to promote and protect the public health, safety, peace, morals, comfort, convenience and general welfare.    As with most Zoning Ordinances throughout the Country, the City Ordinance is structured with two key features:    1. “Permissive” Zoning. The Ordinance is a “permissive” zoning code that identifies the specific land uses that  are “permitted” or “conditionally permitted” in each zone of City (§17.06.040). Land uses other than those  specifically listed are prohibited, unless the Planning Commission and City Council find, by Resolution, that:  (1) a use is similar to another permitted use in the respective zone, and (2) the use is no more detrimental to  the welfare of the community than said other permitted use (§17.08.040).      2. “Pyramid” Structure. In many cases, each zone district contains language which permits all of the listed uses  in a more restricted zone to occur in a less restricted zone. For example, any permitted use in the C‐1  (Neighborhood Commercial) zone is also a permitted use in the C‐2 (Regional Commercial) zone.     CONDITIONAL USE PERMITS    As a part of the “permissive zoning” structure, the municipal Code contains language which grants discretionary  authority to the Board of Zoning Adjustment (BZA) to issue Conditional Use Permits (CUP) for certain listed uses.  The BZA may approve or deny a CUP “permitting any use in any zone in which that use is not permitted by this  title, which is specifically listed as Uses Permitted Subject to Conditional Use Permit, subject to the findings set  forth in Section 17.64.060(C)” (§17.64.020.B).      Put simply, this language allows the BZA to consider CUP applications for: (1) a use that is listed as subject to a  CUP; or (2) a use that is not listed anywhere in the Zoning Ordinance. This means that if a use specifically requires  Page | 2 a CUP in a particular zone, then the use can only be granted via CUP in the specified zone, and not in any other  zone.         For example, “Sewage treatment plants” are only listed as a use in the M‐3 zone, and require a CUP. Therefore,  construction of a sewage treatment plant can ONLY be allowed in the M‐3 zone upon approval of a CUP, and not  in any other zone.  Should a property owner with an R‐1 zoned property wish to construct a sewer treatment  plant, they would need to obtain approval of a zone change to the M‐3 zone and a CUP.     In the recent past, Section 17.64.020.B has been interpreted to allow applicants to apply for a CUP for simply “any  use in any zone.” This has resulted in requests for CUPs to allow industrial uses in commercial zones, commercial  uses in residential zones, etc. Under this logic, one could simply request to build a sewer treatment plant in a  residential zone with a CUP and without obtaining the appropriate zoning.    The Planning Commission has recently expressed concerns that this type of interpretation circumvents the intent  and purpose of Zoning. Staff also has concerns that this approach could result in the construction of uses which  are fundamentally incompatible with one another.     UN‐LISTED USES    It is impossible for the City to define and list all possible land use in existence, as there are new uses that have not  yet been contemplated. When a new use is defined, there are two methods by which to address:     Add new use to Municipal Code. When a new use is defined and it is clear that it is not similar to anything  else already listed, City Council can make a referral to Staff to study the use and determine if it should be  added to the Municipal Code as a “permitted” or “conditionally permitted” use. This research is typically  presented to the Planning and Development Council Committee, then an Ordinance change is presented to  the Planning Commission and City Council. This occurred recently with the addition of “food trucks” and  “micro‐breweries” as new uses.      Determination of Similar Use. Some land uses are not specifically listed in the Zoning Ordinance, but may be  similar to a listed use. For example, “archery ranges” are a permitted use in certain zones; however, “ax  throwing” is not listed anywhere in the Code.  It is reasonable to conclude that “ax throwing” is similar to  “archery ranges” therefore, the City’s municipal Code also allows for this process to occur as follows:    17.08.040. Additional Permitted Uses. Uses other than those specifically mentioned in this title as uses  permitted  in  each  of  the  zones  may  be  permitted  therein, provided  such  uses  are  similar  to  those  mentioned and are, in the opinion of the planning commission and city council, as evidenced by a resolution  in writing, not more obnoxious or detrimental to the welfare of the community than the permitted uses  specifically mentioned in the respective zones. (Prior code § 17.52.040)    This process requires that an applicant present an application to Staff, who then would take it before the  Planning Commission and City Council for approval via a Resolution. This approach would authorize the use  one time on the specific site where a “similar” use is listed, and does not change the Municipal Code.     The American Planning Association (APA) supports this approach and defines similar use as “a use that has the  same characteristics as the specifically cited uses in terms of the following: trip generation and type of traffic,  parking and circulation, utility demands, environmental impacts, physical space needs, and clientele.”    Page | 3       COMPARABLE CITIES    The following jurisdictions were researched/contacted regarding CUPs: San Jose, Santa Clarita/Valencia, Fresno,  Visalia, Oakland, Santa Barbara, Anaheim, and Sacramento (See Attachment A). In summary:    1. The majority of jurisdictions require that CUPs go to Planning Commission. Most also have minor use or  special use permits that are subject to Director or BZA decision.    2. Jurisdictions either 1) include “Catch‐all” uses within their zoning code, such as “retail”, that are meant to  cover a wide variety of uses and prevent issues with interpreting similar uses, or 2) have language in the  zoning code that either allows for similar uses per the department’s discretion or prohibits non‐listed uses.     3. Collectively, there are no specific limitations on number of CUPs allowed on an individual parcel or site. The  reason for this is that multiple CUPs are sometimes needed, suc h as a CUP for an assembly use and a separate  CUP for a cell tower on the same property. Every jurisdiction said that it was up to the discretion of the  department to make the findings that all active CUPs are compatible.     RECOMMENDED ORDINANCE UPDATES    In order to address the concerns raised, 3 simple changes to the Ordinance text‐changes are recommended, as  shown in redline below. These changes will help clarify that a CUP can only be processed for a use that is actually  listed as a “conditionally permitted use” within a particular zone district, and will clarify the process for applying  for a “similar use.”    17.64.020. Authority of board of zoning adjustment. The board of zoning adjustment shall have authority to grant,  subject to appeal to the city council under the provisions of this title, the following     A.   Modification or waiver of:    1.  Automobile parking space or loading requirements on private property, and  2.  The height, yard and lot area regulations on a lot or lots, including, but not limited to, modification of such  regulations for some or all lots within a subdivision to facilitate zero‐lot‐line or other typical subdivision  development, and  3.  Fence, wall and hedge regulations as may be necessary to secure an appropriate improvement on a lot;  and    B.   Conditional use permits permitting any use specifically listed as Uses Permitted Subject to Conditional Use  Permit in any zone in which that use is not permitted by this title, subject to the findings set forth in Section  17.64.060(C);    C.  Wireless facilities right‐of‐way permits for wireless telecommunication facilities proposed to be located within  the public right‐of‐way pursuant to Chapter 12.30.    17.18.025. Uses permitted only by conditional use permit. While any use may be permitted by conditional use  permit pursuant to subsection B of Section 17.64.020, tThe following uses are not permitted in the R‐4 zone except  by conditional use permit issued in accordance with the procedures provided in Chapter 17.64 of this title:    Page | 4       17.08.040. Additional Permitted Uses Determination of Similar Use. Uses other than those specifically mentioned  in this title as uses permitted or conditionally permitted in each of the zones may be conditionally permitted therein,   provided such uses are similar to those mentioned and are, in the opinion of the planning commission and city  council, as evidenced by a resolution in writing, not more obnoxious or detrimental to the welfare of the community  than the permitted uses specifically mentioned in the respective zones. A “Determination of Similar Use” shall be  processed in accordance with the public hearing procedures established by Section 17.64.050 and each application  shall be subject to the findings required by Section 17.64.060. (Prior code § 17.52.040)    NEXT STEPS:    Direct Staff to:    1. Prepare amendments to the BMC as described above.    2. Evaluate last 5 years of CUPs to determine whether staff needs to add in uses that the City has issued CUPs  for to the list of Uses Permitted by Conditional Use Permit Only.    3. Evaluate Cost Recovery and add “Determination of Similar Use” application to the Master Fee Schedule.       Attachment A:  Comparable Cities Research  AT T A C H M E N T   A     CU P   R e s e a r c h     Ju r i s d i c t i o n   R e q u i r e d   H e a r i n g   S i m i l a r   U s e s   # CUPs allowed per parcel/project site   Sa n   J o s e   Pl a n n i n g   C o m m i s s i o n   In c l u d e   c a t c h ‐ a l l   c a t e g o r i e s   ( i . e .  ' r e t a i l ' )   i n   z o n i n g   c o d e   t o   co v e r   s i m i l a r   us e s .   No limit   Sa n t a   C l a r i t a / V a l e n c i a   Pl a n n i n g   C o m m i s s i o n   In c l u d e   c a t c h ‐ a l l   c a t e g o r i e s   i n  z o n i n g   c o d e   t o   c o v e r   s i m i l a r   u s e s .   D i s c r e t i o n   o f   P l a n n i n g   D i r e c t o r   w h e t h e r   s o m e t h i n g   f i t s   i n t o   a   c a t e g o r y .   Discretion o f Planning Director   Fr e s n o   Pl a n n i n g   C o m m i s s i o n   Zo n i n g   c o d e   i n c l u d e s   b o t h   s p e c i f i c   a n d   c a t c h ‐ a l l   c a t e g o r i e s ,   w h ic h   s o   f a r   h a s   c o v e r e d   a l l   r e q u e s t s   f o r   t h e   d e p a r t m e n t .   Discretion o f Planning  Department   Vi s a l i a   Pl a n n i n g   C o m m i s s i o n   '' O t h e r   u s e s   s i m i l a r   i n   n a t u r e   a n d   i n t e n s i t y   a s   d e t e r m i n e d   b y   t h e   c i t y   p l a n n e r . "   S t a t e m e n t   i n c l u d e d   a t   th e   e n d   o f   l i s t s   o f   u s e s   w i t h i n  z o n i n g   c o d e .  No limit   Oa k l a n d   Pl a n n i n g   C o m m i s s i o n   U s e   c a t c h ‐ a l l   p h r a s e s   i n   z o n i n g   c o d e   s u c h   a s   " A d m i n i s t r a t i v e " ,   " r e t a i l " ,   "c o m m u n i t y   a s s e m b l y "   t o  c o v e r   s i m i l a r   u s e s .   No limit   Sa n t a   B a r b a r a   Pl a n n i n g   C o m m i s s i o n   Zo n i n g   c o d e   s t a t e s   f o r   e a c h   c a t e g o r y :   " I n   c a s e s   w h e r e   a   s p e c i f i c   l a n d   u s e   o r   a c t i v i t y   l s   n o t   d e f i n e d ,  t h e   C o m m u n i t y   D e v e l o p m e n t   D i r e c t o r   s h a l l   a s s i g n   t h e   l a n d   u s e   o r   a c t iv i t y   t o   a   c l a s s i f i c a t i o n   t h a t   i s   s u b s t a n t i a l l y   s i m i l a r   i n   c h a r a c t e r .   U s e   c l a s s i f i c a t i o n s   a n d   s u b c l a s s i f i c a t i o n s   n o t   l i s t e d   i n   t h e   t a b l e ,   o r   n o t   f o u n d   t o  b e   s u b s t a n t i a l l y   s i m i l a r   t o   t h e   u s e s   b e l o w ,   a r e   p r o h i b i t e d . "   No limit   An a h e i m   Pl a n n i n g   C o m m i s s i o n   18 . 6 6 . 0 4 0   .0 2 0   U n l i s t e d   U s e s   P e r m i t t e d .   Th e   C i t y   C o u n c i l   h a s   d e t e r m i n e d   t h a t ,   b e c a u s e   it   i s   i m p o s s i b l e   t o   a n t i c i p a t e   a ll   p o t e n t i a l   f u t u r e   u s e s ,   t h e   f o l l o w i n g   p r o v i s i o n s   ar e   e n a c t e d .     .0 2 0 1   I f   a   u s e   i s   n o t   a u t h o r i z e d   o r   m e n t i o n e d   i n   a n y   z o n e   t h r o u g h o u t   t h e   C i t y ,   a n d   t h e   P l a n n i n g   D i r e c t o r   h a s   d e t e r m i n e d   t h a t   t h e   u s e   d o e s  n o t   f i t   in t o   a n   e x i s t i n g   u s e   c l a s s ‐ a s   p r o v i d e d   i n   s u b s e c t i o n   . 0 2 0   ( I n c l u s i o n   o f   Sp e c i f i c   U s e s )   o f   S e c t i o n   1 8 . 3 6 . 0 2 0   ( C l a s s i f i c a t i o n   o f   U s e s ) ,   t h e   u s e   o r   t y p e   o f   d e v e l o p m e n t   m a y   b e   a u t h o r i z e d   b y   c o n d i t i o n a l   u s e   p e r m i t   u n t i l   s u c h   t i m e   a s   th i s   C o d e   i s   a m e n d e d .   .0 2 0 2   If   a   u s e   n o t   e x p r e s s l y   a u t h o r i z e d   o r   p e r m i t t e d   i n   a   p a r t i c u l a r   Discretion o f Planning Department   Ju r i s d i c t i o n   Re q u i r e d   H e a r i n g   Si m i l a r   U s e s   # CUPs allowed per parcel/project site      zo n e   ( b u t   w h i c h   i s   a u t h o r i z e d   i n   an o t h e r   z o n e )   w h i c h   t h e   P l a n n i ng   Di r e c t o r   f i n d s   t o   b e   s i m i l a r   t o ,   an d   c o m p a t i b l e   w i t h ,   t h e   u s e s   pe r m i t t e d   o r   c o n d i t i o n a l l y   p e r m i t t e d   i n   t h e     p a r t i c u l a r   z o n e ,   i t  s h a l l   be   d e e m e d   a   u s e   w h i c h   m a y   b e   c o n d i t i o n a l l y   p e r m i t t e d   i n   t h e   pa r t i c u l a r   z o n e .     ( O r d .   5 9 2 0   §  1  ( p a r t ) ;   J u n e   8 ,   2 0 0 4 :   O r d .   6 1 5 6   §  42 ;   Se p t e m b e r   2 2 ,   2 0 0 9 :     O r d .   6 1 6 9   §    8;   A p r i l   2 7 ,   2 0 1 0 :   O r d .   6 4 3 2   §  38   (p a r t ) ;   A p r i l   1 0 ,   2 0 1 8 .     Sa c r a m e n t o   Di r e c t o r ,   B Z A ,   o r   P l a n n i n g   Co m m i s s i o n   d e p e n d i n g   on   u s e   (I d e n t i f i e d   i n   z o n e ,   b a s e d   on   c o m p l e x i t y )   M a i n t a i n   c o m p r e h e n s i v e   l i s t   o f   g e n e r a l   ( C a t c h ‐ a l l )   a n d   s p e c i f i c  u s e s   p e r   zo n e   d i s t r i c t .   U s e s   o u t s i d e   o f   t h e   l i s t   a r e   p r o h i b i t e d .   Discretion of Planning Department    Documents Presented At The Planning & Development Committee August 13, 2019 Meeting Po s s i b l e   P a r k   N a m i n g / R e n a m i n g   P r o c e s s   (M o d e l e d   a f t e r   e x i s t i n g   S t r e e t   R e n a m i n g   P r o c e s s ) Ca t e g o r y De s c r i p t i o n A p p l i c a t i o n R e q u i r e m e n t s 1 Ch a n g e s f o r s t r e e t s p a r k s t o b e n a m e d a f t e r in d i v i d u a l s , s e r v i c e o r g a n i z a t i o n s o r o t h e r hu m a n i t a r i a n e n t i t i e s f o r w h i c h f e d e r a l o r st a t e h o l i d a y s a r e o b s e r v e d .  Ap p l i c a t i o n  Pe t i t i o n i n s u p p o r t i s n o t r e q u i r e d . 2 Ch a n g e s f o r s t r e e t s p a r k s t o b e n a m e d a f t e r in d i v i d u a l s w h o h a v e b e e n d e c e a s e d n o l e s s th a n f i v e y e a r s o r s e r v i c e o r g a n i z a t i o n s o r ot h e r h u m a n i t a r i a n e n t i t i e s w h i c h h a v e be e n o u t o f e x i s t e n c e f o r n o l e s s t h a n f i v e ye a r s a n d w h o s e l i v e s o r s e r v i c e s h a v e b e e n ex e m p l a r y a n d b r o u g h t h o n o r a n d re c o g n i t i o n t o t h e C i t y .  Ap p l i c a t i o n  Pe t i t i o n s i g n e d b y 5 0 % o f b u s i n e s s o w n e r s o f af f e c t e d c o m m e r c i a l o r i n d u s t r i a l l y z o n e d pr o p e r t y o r m o r e t h a n 5 0 % o f t h e p r o p e r t y ow n e r s o f r e s i d e n t i a l l y z o n e d p r o p e r t y w i t h i n th e P a r k S e r v i c e A r e a . o r p r o p e r t y o n s t r e e t s co n t a i n i n g a m i x t u r e o f r e s i d e n t i a l a n d a n y ot h e r z o n e . 3 Ch a n g e s f o r s t r e e t s p a r k s t o b e n a m e d a f t e r in d i v i d u a l s w h o a r e l i v i n g o r s e r v i c e or g a n i z a t i o n s o r o t h e r e n t i t i e s w h i c h a r e st i l l i n s e r v i c e a n d w h o s e l i v e s o r s e r v i c e s ar e e x e m p l a r y a n d b r o u g h t h o n o r a n d re c o g n i t i o n t o t h e C i t y .  Ap p l i c a t i o n  Pe t i t i o n s i g n e d b y 7 5 % o f b u s i n e s s o w n e r s o f af f e c t e d c o m m e r c i a l o r i n d u s t r i a l l y z o n e d pr o p e r t y o r m o r e t h a n 7 5 % o f t h e p r o p e r t y ow n e r s o f r e s i d e n t i a l l y z o n e d p r o p e r t y w i t h i n th e P a r k S e r v i c e A r e a . o r p r o p e r t y o n s t r e e t s co n t a i n i n g a m i x t u r e o f r e s i d e n t i a l a n d a n y ot h e r z o n e . IM P R O V E M E N T   O F   T H E   CO N D I T I O N A L   U S E   P E R M I T   ( C U P )   PR O C E S S Ci t y   C o u n c i l   R e f e r r a l   N o .   8 2 7   (A l l   W a r d s )   Ci t y   C o u n c i l   C o m m i t t e e   M e e t i n g Pl a n n i n g   &   D e v e l o p m e n t Au g u s t   1 3 ,   2 0 1 9 1 2 CI T Y   C O U N C I L   R E F E R R A L  Ap r i l   1 0 ,   2 0 1 9 :   Re f e r r a l   f r o m   C o u n c i l m e m b e r   F r e e m a n ,   w h o   r e q u e s t e d   th a t   s t a f f   e x a m i n e   w a y s   t o   i m p r o v e   t h e   C U P   p r o c e s s . 3 BA C K G R O U N D La n d   u s e   e n t i t l e m e n t s   a r e   a d d r e s s e d   w i t h i n   t h e   C i t y   v i a   Ti t l e   1 7   o f   t h e   M u n i c i p a l   C o d e ,   a l s o   k n o w n   a s   t h e   “ Z o n i n g   Or d i n a n c e . ”     T h e   p u r p o s e   o f   t h e   O r d i n a n c e   i s   t o   i m p l e m e n t   th e   g o a l s   a n d   p o l i c i e s   o f   t h e   G e n e r a l   P l a n ,   w h i c h   s e r v e   t o   pr o m o t e   a n d   p r o t e c t   t h e   p u b l i c   h e a l t h ,   s a f e t y ,   p e a c e ,   mo r a l s ,   c o m f o r t ,   c o n v e n i e n c e   a n d   g e n e r a l   w e l f a r e . 4 BA C K G R O U N D “P e r m i s s i v e ”   Z o n i n g . Th e   O r d i n a n c e   i s   a   “ p e r m i s s i v e ”   zo n i n g   c o d e   t h a t   i d e n t i f i e s   t h e   s p e c i f i c   l a n d   u s e s   t h a t   a r e   “p e r m i t t e d ”   o r   “ c o n d i t i o n a l l y   p e r m i t t e d ”   i n   e a c h   z o n e   o f   Ci t y   ( § 1 7 . 0 6 . 0 4 0 ) .   L a n d   u s e s   o t h e r   t h a n   t h o s e   s p e c i f i c a l l y   li s t e d   a r e   p r o h i b i t e d ,   u n l e s s   t h e   P l a n n i n g   C o m m i s s i o n   a n d   Ci t y   C o u n c i l   f i n d ,   b y   R e s o l u t i o n ,   t h a t :   ( 1 )   a   u s e   i s   s i m i l a r   t o   an o t h e r   p e r m i t t e d   u s e   i n   t h e   r e s p e c t i v e   z o n e ,   a n d   ( 2 )   t h e   us e   i s   n o   m o r e   d e t r i m e n t a l   t o   t h e   w e l f a r e   o f   t h e   c o m m u n i t y   th a n   s a i d   o t h e r   p e r m i t t e d   u s e   ( § 1 7 . 0 8 . 0 4 0 ) .   5 CO N D I T I O N A L   U S E   P E R M I T S As   a   p a r t   o f   t h e   “ p e r m i s s i v e   z o n i n g ”   s t r u c t u r e ,   t h e   mu n i c i p a l   C o d e   c o n t a i n s   l a n g u a g e   w h i c h   g r a n t s   di s c r e t i o n a r y   a u t h o r i t y   t o   t h e   B o a r d   o f   Z o n i n g   A d j u s t m e n t   (B Z A )   t o   i s s u e   C o n d i t i o n a l   U s e   P e r m i t s   ( C U P )   f o r   c e r t a i n   li s t e d   u s e s .   T h e   B Z A   m a y   a p p r o v e   o r   d e n y   a   C U P   “p e r m i t t i n g   a n y   u s e   i n   a n y   z o n e   i n   w h i c h   t h a t   u s e   i s   n o t   pe r m i t t e d   b y   t h i s   t i t l e ,   w h i c h   i s   s p e c i f i c a l l y   l i s t e d   a s   U s e s   Pe r m i t t e d   S u b j e c t   t o   C o n d i t i o n a l   U s e   P e r m i t ,   s u b j e c t   t o   t h e   fi n d i n g s   s e t   f o r t h   i n   S e c t i o n   1 7 . 6 4 . 0 6 0 ( C ) ”   ( § 1 7 . 6 4 . 0 2 0 . B ) . 6 CO N D I T I O N A L   U S E   P E R M I T S Th i s   l a n g u a g e   a l l o w s   t h e   B Z A   t o   c o n s i d e r   C U P   ap p l i c a t i o n s   f o r :   ( 1 )   a   u s e   t h a t   i s   l i s t e d   a s   s u b j e c t   t o   a   CU P ;   o r   ( 2 )   a   u s e   t h a t   i s   n o t   l i s t e d   a n y w h e r e   i n   t h e   Zo n i n g   O r d i n a n c e .   T h i s   m e a n s   t h a t   i f   a   u s e   s p e c i f i c a l l y   re q u i r e s   a   C U P   i n   a   p a r t i c u l a r   z o n e ,   t h e n   t h e   u s e   c a n   on l y   b e   g r a n t e d   v i a   C U P   i n   t h e   s p e c i f i e d   z o n e ,   a n d   n o t   in   a n y   o t h e r   z o n e .   7 CO N D I T I O N A L   U S E   P E R M I T S In   t h e   r e c e n t   p a s t ,   S e c t i o n   1 7 . 6 4 . 0 2 0 . B   h a s   b e e n   i n t e r p r e t e d   to   a l l o w   a p p l i c a n t s   t o   a p p l y   f o r   a   C U P   f o r   s i m p l y   “ a n y   u s e   i n   an y   z o n e . ”   T h i s   h a s   r e s u l t e d   i n   r e q u e s t s   f o r   C U P s   t o   a l l o w   in d u s t r i a l   u s e s   i n   c o m m e r c i a l   z o n e s ,   c o m m e r c i a l   u s e s   i n   re s i d e n t i a l   z o n e s ,   e t c .   Th e   P l a n n i n g   C o m m i s s i o n   h a s   r e c e n t l y   e x p r e s s e d   c o n c e r n s   th a t   t h i s   t y p e   o f   i n t e r p r e t a t i o n   c i r c u m v e n t s   t h e   i n t e n t   a n d   pu r p o s e   o f   Z o n i n g .   S t a f f   a l s o   h a s   c o n c e r n s   t h a t   t h i s   ap p r o a c h   c o u l d   r e s u l t   i n   t h e   c o n s t r u c t i o n   o f   u s e s   w h i c h   a r e   fu n d a m e n t a l l y   i n c o m p a t i b l e   w i t h   o n e   a n o t h e r .   8 UN L I S T E D   U S E S Ad d   n e w   u s e   t o   M u n i c i p a l   C o d e . Wh e n   a   n e w   u s e   i s   de f i n e d   a n d   i t   i s   c l e a r   t h a t   i t   i s   n o t   s i m i l a r   t o   a n y t h i n g   el s e   a l r e a d y   l i s t e d ,   C i t y   C o u n c i l   c a n   m a k e   a   r e f e r r a l   t o   St a f f   t o   s t u d y   t h e   u s e   a n d   d e t e r m i n e   i f   i t   s h o u l d   b e   ad d e d   t o   t h e   M u n i c i p a l   C o d e   a s   a   “ p e r m i t t e d ”   o r   “c o n d i t i o n a l l y   p e r m i t t e d ”   u s e .   T h i s   r e s e a r c h   i s   t y p i c a l l y   pr e s e n t e d   t o   t h e   P l a n n i n g   a n d   D e v e l o p m e n t   C o u n c i l   Co m m i t t e e ,   t h e n   a n   O r d i n a n c e   c h a n g e   i s   p r e s e n t e d   t o   th e   P l a n n i n g   C o m m i s s i o n   a n d   C i t y   C o u n c i l .   T h i s   o c c u r r e d   re c e n t l y   w i t h   t h e   a d d i t i o n   o f   “ f o o d   t r u c k s ”   a n d   “ m i c r o ‐ br e w e r i e s ”   a s   n e w   u s e s .   9 UN L I S T E D   U S E S De t e r m i n a t i o n   o f   S i m i l a r   U s e . So m e   l a n d   u s e s   a r e   n o t   sp e c i f i c a l l y   l i s t e d   i n   t h e   Z o n i n g   O r d i n a n c e ,   b u t   m a y   b e   si m i l a r   t o   a   l i s t e d   u s e .   F o r   e x a m p l e ,   “ a r c h e r y   r a n g e s ”   a r e   a   pe r m i t t e d   u s e   i n   c e r t a i n   z o n e s ;   h o w e v e r ,   “ a x   t h r o w i n g ”   i s   no t   l i s t e d   a n y w h e r e   i n   t h e   C o d e .     I t   i s   r e a s o n a b l e   t o   co n c l u d e   t h a t   “ a x   t h r o w i n g ”   i s   s i m i l a r   t o   “ a r c h e r y   r a n g e s ”   th e r e f o r e ,   t h e   C i t y ’ s   m u n i c i p a l   C o d e   a l s o   a l l o w s   f o r   t h i s   pr o c e s s   t o   o c c u r   a s   f o l l o w s : 10 UN L I S T E D   U S E S 17 . 0 8 . 0 4 0 .   A d d i t i o n a l   P e r m i t t e d   U s e s . Us e s   o t h e r   t h a n   th o s e   s p e c i f i c a l l y   m e n t i o n e d   i n   t h i s   t i t l e   a s   u s e s   pe r m i t t e d   i n   e a c h   o f   t h e   z o n e s   m a y   b e   p e r m i t t e d   th e r e i n ,   p r o v i d e d   s u c h   u s e s   a r e   s i m i l a r   t o   t h o s e   me n t i o n e d a n d   a r e ,   i n   t h e   o p i n i o n   o f   t h e   p l a n n i n g   co m m i s s i o n   a n d   c i t y   c o u n c i l ,   a s   e v i d e n c e d   b y   a   re s o l u t i o n   i n   w r i t i n g ,   n o t   m o r e   o b n o x i o u s   o r   de t r i m e n t a l   t o   t h e   w e l f a r e   o f   t h e   c o m m u n i t y   t h a n   t h e   pe r m i t t e d   u s e s   s p e c i f i c a l l y   m e n t i o n e d   i n   t h e   r e s p e c t i v e   zo n e s .   ( P r i o r   c o d e   § 1 7 . 5 2 . 0 4 0 ) 11 CO M P A R A B L E   C I T I E S In   s u m m a r y : 1.   T h e   m a j o r i t y   o f   j u r i s d i c t i o n s   r e q u i r e   t h a t   C U P s   g o   t o   Pl a n n i n g   C o m m i s s i o n .   M o s t   a l s o   h a v e   m i n o r   u s e   o r   s p e c i a l   us e   p e r m i t s   t h a t   a r e   s u b j e c t   t o   D i r e c t o r   o r   B Z A   d e c i s i o n . 2 .  Ju r i s d i c t i o n s   e i t h e r   1 )   i n c l u d e   “ C a t c h ‐ a l l ”   u s e s   w i t h i n   th e i r   z o n i n g   c o d e ,   s u c h   a s   “ r e t a i l ” ,   t h a t   a r e   m e a n t   t o   c o v e r   a  w i d e   v a r i e t y   o f   u s e s   a n d   p r e v e n t   i s s u e s   w i t h   i n t e r p r e t i n g   si m i l a r   u s e s ,   o r   2 )   h a v e   l a n g u a g e   i n   t h e   z o n i n g   c o d e   t h a t   ei t h e r   a l l o w s   f o r   s i m i l a r   u s e s   p e r   t h e   d e p a r t m e n t ’ s   di s c r e t i o n   o r   p r o h i b i t s   n o n ‐ l i s t e d   u s e s .   12 CO M P A R A B L E   C I T I E S 3.   C o l l e c t i v e l y ,   t h e r e   a r e   n o   s p e c i f i c   l i m i t a t i o n s   o n   n u m b e r   of   C U P s   a l l o w e d   o n   a n   i n d i v i d u a l   p a r c e l   o r   s i t e .   T h e   r e a s o n   fo r   t h i s   i s   t h a t   m u l t i p l e   C U P s   a r e   s o m e t i m e s   n e e d e d ,   s u c h   as   a   C U P   f o r   a n   a s s e m b l y   u s e   a n d   a   s e p a r a t e   C U P   f o r   a   c e l l   to w e r   o n   t h e   s a m e   p r o p e r t y .   E v e r y   j u r i s d i c t i o n   s a i d   t h a t   i t   wa s   u p   t o   t h e   d i s c r e t i o n   o f   t h e   d e p a r t m e n t   t o   m a k e   t h e   fi n d i n g s   t h a t   a l l   a c t i v e   C U P s   a r e   c o m p a t i b l e . 13 RE C O M M E N D E D   O R D I N A N C E   C H A N G E S 17 . 6 4 . 0 2 0 .   A u t h o r i t y   o f   b o a r d   o f   z o n i n g   a d j u s t m e n t .   The  bo a r d   o f   z o n i n g   a d j u s t m e n t   s h a l l   h a v e   a u t h o r i t y   t o   g r a n t ,   su b j e c t   t o   a p p e a l   t o   t h e   c i t y   c o u n c i l   u n d e r   t h e   p r o v i s i o n s   of   t h i s   t i t l e ,   t h e   f o l l o w i n g   A. M o d i f i c a t i o n   o r   w a i v e r   o f : 1. A u t o m o b i l e   p a r k i n g   s p a c e   o r   l o a d i n g   r e q u i r e m e n t s   o n   pr i v a t e   p r o p e r t y ,   a n d 2. T h e   h e i g h t ,   y a r d   a n d   l o t   a r e a   r e g u l a t i o n s   o n   a   l o t   o r   lo t s ,   i n c l u d i n g ,   b u t   n o t   l i m i t e d   t o ,   m o d i f i c a t i o n   o f   s u c h   re g u l a t i o n s   f o r   s o m e   o r   a l l   l o t s   w i t h i n   a   s u b d i v i s i o n   t o   fa c i l i t a t e   z e r o ‐ l o t ‐ l i n e   o r   o t h e r   t y p i c a l   s u b d i v i s i o n   de v e l o p m e n t ,   a n d 14 RE C O M M E N D E D   O R D I N A N C E   C H A N G E S 3. F e n c e ,   w a l l   a n d   h e d g e   r e g u l a t i o n s   a s   m a y   b e   ne c e s s a r y   t o   s e c u r e   a n   a p p r o p r i a t e   i m p r o v e m e n t   o n   a   l o t ;   an d B. C o n d i t i o n a l   u s e   p e r m i t s   p e r m i t t i n g   a n y   u s e   sp e c i f i c a l l y   l i s t e d   a s   U s e s   P e r m i t t e d   S u b j e c t   t o   C o n d i t i o n a l   Us e   P e r m i t   i n   a n y   z o n e   i n   w h i c h   t h a t   u s e   i s   n o t   p e r m i t t e d   by   t h i s   t i t l e ,   s u b j e c t   t o   t h e   f i n d i n g s   s e t   f o r t h   i n   S e c t i o n   17 . 6 4 . 0 6 0 ( C ) ; C. W i r e l e s s   f a c i l i t i e s   r i g h t ‐ o f ‐ w a y   p e r m i t s   f o r   w i r e l e s s   te l e c o m m u n i c a t i o n   f a c i l i t i e s   p r o p o s e d   t o   b e   l o c a t e d   w i t h i n   th e   p u b l i c   r i g h t ‐ o f ‐ w a y   p u r s u a n t   t o   C h a p t e r   1 2 . 3 0 . 15 RE C O M M E N D E D   O R D I N A N C E   C H A N G E S 17 . 1 8 . 0 2 5 .   U s e s   p e r m i t t e d   o n l y   b y   c o n d i t i o n a l   us e   p e r m i t .   Wh i l e   a n y   u s e   m a y   b e   p e r m i t t e d   b y   co n d i t i o n a l   u s e   p e r m i t   p u r s u a n t   t o   s u b s e c t i o n   B of  Se c t i o n   17 . 6 4 . 0 2 0 , t T h e   f o l l o w i n g   u s e s   a r e   n o t   pe r m i t t e d   i n   t h e   R ‐ 4   z o n e   e x c e p t   b y   c o n d i t i o n a l   u s e   pe r m i t   i s s u e d   i n   a c c o r d a n c e   w i t h   t h e   p r o c e d u r e s   pr o v i d e d   i n   C h a p t e r   17 . 6 4 of   t h i s   t i t l e : 16 RE C O M M E N D E D   O R D I N A N C E   C H A N G E S 17 . 0 8 . 0 4 0 .   A d d i t i o n a l   P e r m i t t e d   U s e s D e t e r m i n a t i o n   o f   Si m i l a r   U s e . Us e s   o t h e r   t h a n   t h o s e   s p e c i f i c a l l y   m e n t i o n e d   i n   th i s   t i t l e   a s   u s e s   p e r m i t t e d   o r   c o n d i t i o n a l l y   p e r m i t t e d i n   e a c h   of   t h e   z o n e s   m a y   b e   c o n d i t i o n a l l y p e r m i t t e d   t h e r e i n ,   pr o v i d e d   s u c h   u s e s   a r e   s i m i l a r   t o   t h o s e   m e n t i o n e d   a n d   a r e ,   in   t h e   o p i n i o n   o f   t h e   p l a n n i n g   c o m m i s s i o n   a n d   c i t y   c o u n c i l ,   as   e v i d e n c e d   b y   a   r e s o l u t i o n   i n   w r i t i n g ,   n o t   m o r e   o b n o x i o u s   or   d e t r i m e n t a l   t o   t h e   w e l f a r e   o f   t h e   c o m m u n i t y   t h a n   t h e   pe r m i t t e d u s e s s p e c i f i c a l l y   m e n t i o n e d   i n   t h e   r e s p e c t i v e   zo n e s .   A   “ D e t e r m i n a t i o n   o f   S i m i l a r   U s e ”   s h a l l   b e   p r o c e s s e d   i n   ac c o r d a n c e   w i t h   t h e   p u b l i c   h e a r i n g   p r o c e d u r e s   e s t a b l i s h e d   by   S e c t i o n   1 7 . 6 4 . 0 5 0   a n d   e a c h   a p p l i c a t i o n   s h a l l   b e   s u b j e c t   t o   th e   f i n d i n g s   r e q u i r e d   b y   S e c t i o n   1 7 . 6 4 . 0 6 0 .   ( P r i o r   c o d e   § 17 . 5 2 . 0 4 0 ) 17 NE X T   S T E P S Di r e c t   S t a f f   t o   p r e p a r e   a m e n d m e n t s   t o   t h e   B M C   a s   de s c r i b e d   a b o v e . Di r e c t   S t a f f   t o   e v a l u a t e   l a s t   5   y e a r s   o f   C U P s   t o   de t e r m i n e   w h e t h e r   s t a f f   n e e d s   t o   a d d   i n   u s e s   t h a t   th e   C i t y   h a s   i s s u e d   C U P s   f o r   t o   t h e   l i s t   o f   U s e s   Pe r m i t t e d   b y   C o n d i t i o n a l   U s e   P e r m i t   O n l y . Di r e c t   S t a f f   t o   e v a l u a t e   C o s t   R e c o v e r y   f o r   t h e   De t e r m i n a t i o n   o f   S i m i l a r   U s e   p r o c e s s .