HomeMy WebLinkAboutD-1 Staff Report - GP and Zone Change Application ProcessSCHEDULED ITEM
D-1
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
VIA: SERGIO GONZALEZ, CITY MANAGER
FROM: MATT MARQUEZ, ECONOMIC AND COMMUNITY DEVELOPMENT
DIRECTOR
DATE: SEPTEMBER 16, 2019
SUBJECT: DISCUSSION AND DIRECTION REGARDING GENERAL PLAN AMENDMENT
AND ZONE CHANGE APPLICATION PROCESS
BACKGROUND:
City Staff was directed by City Council to look at options regarding the General Plan Amendment
application process. They wanted City Staff to examine options which would include City Council
review at an earlier stage in the application process when analyzing proposed General Plan
Amendments. Many of these Amendments will also require a corresponding Zone Change (rezoning of
property). Therefore, staff also included the Zone Change process in their analysis and have included
related information in this staff report.
The Azusa Municipal Code currently requires all General Plan Amendment and Zone Change
applications to first be reviewed by the City’s Planning Commission. Upon completion of their review,
the Commission sets forth a recommendation to the City Council (approval or denial). The City Council
then reviews the application and renders a final decision of either approval or denial.
RECOMMENDATION:
It is recommended that the City Council review the information contained in this report and provide direction
regarding the City’s General Plan Amendment and Zone Change application processes.
ANALYSIS:
City Staff conducted a survey on the League of California Cities “Housing, Community and Economic Development Listservs” and posted the following question:
Does your City Council conduct a preliminary review of General Plan Amendments or Zone Changes?
APPROVED
CITY COUNCIL
9/16/19
Direction Provided
Discussion and Direction – General Plan Amendment & Zone Change Application Process
September 16, 2019
Page 2 of 4
We received a total of twelve responses to the survey, below are the responses:
Agency General
Amendment
Zone
Change
Municipal Code or
Administrative
Policy
Notes
Dublin, CA No No Administrative Policy Called “General Plan
Initiation”
Arcadia, CA Yes No Administrative Policy Only for large projects
presented informally
in study session before
formal submittal.
Escondido, CA Yes Yes Administrative Policy City Council
Initiations/Authorize
Requests after
Preliminary Review
done during
“Initiation” Phase
Simi Valley, CA Yes Unknown Administrative Policy City Council shall
approve Preliminary
Application before
submittal of General
Plan Amendments.
Town of Apple
Valley, CA
Yes Yes Administrative Policy Only if Town initiates
amendment/change. If
applicant initiates
amendment/change no
preliminary review
done.
Wildomar, CA Yes Unknown Administrative Policy General Plan Initiation
Process
Chula Vista, CA Yes Yes Municipal Code Initiation Request
Santa Barbara, CA No No Municipal Code Planning Commission
or City Council can
initiate
amendments/changes
or upon verified
application.
Walnut Creek, CA Yes Unknown Municipal Code Planning
Commission/City
Council/Chief of
Planning (City Staff)
can initiate
amendments/changes.
San Clemente, CA Yes Unknown Municipal Code Majority of Vote by
Discussion and Direction – General Plan Amendment & Zone Change Application Process
September 16, 2019
Page 3 of 4
City Council or
application by owner
San Juan
Capistrano, CA
Yes Unknown Municipal Code Initiated only by City
Council
Sanger, CA No No N/A No preliminary
meeting
The survey concluded that most cities have some form of preliminary review process in which City
Council conducts a public meeting and gives direction on whether a project should continue or not. The
City Council may deny the proposed amendment, or direct staff to continue to process the amendment.
The direction to continue does not warrant any type of support for the project.
Staff has developed some options for discussion. The options are based on the results of the survey and
the existing policies and procedures in the City of Azusa.
1. Direct City Staff to Amend Policies and Procedures - Per Azusa Municipal Code 88.50.040.A
– Pre-Application Review allows for preliminary application submittal by the property owner.
Preliminary Plan Review (PPR) is currently routed to all departments (exempt Fire Department)
for review and comment. The project is discussed at a Development Review Committee
meeting. The applicant would receive written comments on the project along with a calculation
of the estimated fees. This process can be amended to include the following:
a. Complete the PPR Process
b. Present the PPR to Planning Commission
c. Present the PPR to City Council
This process would be very similar to existing policies and procedures, but could be amended to
allow the Planning Commission and City Council to comment on the project after its preliminary
review. Alternatively, after completing the PPR process, the project can proceed directly to the
City Council without preliminary review by the Planning Commission. At this time the process
would not require a code amendment and would require an Administrative Policy to amend the
current policies and procedures as they relate to Preliminary Plan Review. Staff would later
amend the Municipal Code during the annual code clean up to codify the Administrative Policy,
which would eliminate any confusion and clearly outline the procedure for a General Plan
Amendment and Zone Change.
2. Direct City Staff to Amend Azusa Municipal Code – This type of code amendment would
only allow for General Plan Amendments and Zone Changes to be initiated by City Council,
Planning Commission and City Staff. The following Azusa Municipal Code Sections would be
amended:
a. AMC 88.51.060.A – Zoning Amendments
b. AMC 88.51.080.A – General Plan Amendments
Discussion and Direction – General Plan Amendment & Zone Change Application Process
September 16, 2019
Page 4 of 4
This process would not allow a property owner to directly apply for a General Plan Amendment
or Zone Change. This process would require a code amendment.
Pro: City Council is allowed to provide feedback at an earlier stage in the project, versus at the end.
Con: It will add additional time to the overall process.
FISCAL IMPACT
There would be no fiscal impact with the discussion and direction on General Plan Amendments and the
Zone Change application process.
Prepared by: Reviewed by:
Manuel Muñoz Matt Marquez
Planning Manager Economic and Community Development Director
Reviewed by: Fiscal Reviewed by:
Marco A. Martinez Talika M. Johnson
City Attorney Director of Administrative Services
Reviewed and Approved by:
Sergio Gonzalez
City Manager