HomeMy WebLinkAbout2011/08/24 - Agenda Packet - Specialcity of ,~
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AGENDA
CITY COUNCIL, FIRE PROTECTION DISTRICT AND
REDEVELOPMENT AGENCY .JOINT MEETING WITH
PLANNING COMMISSION
SPECIAL MEETING
Wednesday, August 24, 2011 ~ 5:00 p.m.
City Hall 4 Tri-Communities Room
10500 Civic Center Drive ~ Rancho Cucamonga, CA 91730
A. CALL TO ORDER:
A1. Pledge of Allegiance
A2. Roll Call: Mayor/Chair/President Michael
Mayor Pro TemNice ChairmanNice President Spagnolo
Council/Agency/Board Members Alexander, Buquet and Williams
Planning Commission Members:
Chairman Munoz
Vice Chairman Howdyshell
Commission Members Fletcher, Oaxaca and Wimberly,
B. COMMUNICATION FROM THE PUBLIC:
This is the time and place for the general public to address the Redevelopment Agency, Fire
Protection District, City Council and Planning Commission on any item listed on the agenda.
State law prohibits the Agency, Fire Board, City Council or Planning Commission from
addressing any issue not previously included on the Agenda. The Agency, Fire Board, City
Council or Planning Commission may receive testimony and set the matter for a subsequent
meeting. Comments are to be limited to five minutes per individual or less, as deemed
necessary by the Mayor, depending upon the number of individuals desiring to speak. All
communications are to be addressed directly to the Mayor and not to the members of the
audience. This is a professional business meeting and courtesy and decorum are expected.
Please refrain from any debate between audience and speaker, making loud noises, or
engaging in any activity which might be disruptive to the decorum of the meeting.
C. ITEM OF DISCUSSION:
1. Report and presentation from the Development Review Working
Group on updating the Development Review Process.
D. ADJOURNMENT -PLANNING COMMISSION
E. EXECUTIVE DIRECTORICITY MANAGER STAFF REPORTS
1. Consideration of an Enforceable Obligation Payment Schedule
pursuant to AB1X 26.
F. ADJOURNMENT
I, Debra L. McKay, Records Manager/Assistant City Clerk, of the City of Rancho
Cucamonga, hereby certify that a true, accurate copy of the foregoing agenda
was posted on August 18, 2011, per Government Code 54954.2 at 10500 Civic
Center Drive, Rancho Cucamonga, California.
STAFF REPORT
CITY Iv1ANdGER'S OFFICE ~`Y y~~
1 RA~NCHJ•O•~
Date: August 24, 2011 G'UCAMONGA
To: Mayor and Member of City Council
Jack Lam, AICP, City Manager
From: Linda D. Daniels, Deputy City Manager
Subject: PRESENTATION BY THE WORKING GROUP OF A REPORT AND
RECOMMENDATIONS TO UPDATE THE DEVELOPMENT REVIEW PROCESS
BACKGROUND/ANALYSIS:
In April 2011 City staff began discussions with Working Group participants to update the
Development Review Process and what recommendations could be made to improve the City's
delivery of development related services. As part of this work effort, the following objective was
established:
Objective: For staff and tfie development commimty to work together to review and, update the ~:~
,Development Review Process so.thatthe Cdy s delivery of development related services is` as `~
~. efficient~as possible.:- ~~~ ~~ ~^ ~. ~', ~ , ~~
SUMMARY
City staff has been meeting with a Working Group consisting of members from the development
community to discuss the City's development process. Overall the WG commended City staff on a
process that works well and agreed that some updates could be beneficial in the areas of;
submittal, review, approval, plan check, permit issuance, construction, inspection and occupancy.
The Working Group believes that with the implementation of these recommendations, services can
be improved to better assist applicants with the City's development process. Attached is the final
report and recommendations submitted by the Working Group.
Respectfully submitted
~7~
Lin~~~~s,
Deputy City Manager
Attachments:
P1
DR Working Group Report
Proposed Screen Check Letter
P2
DEVELOPMENT REVIEW PROCESS UPDATE
FINAL REPORT
AUGUST 24, 2011
A. INTRODUCTION
The City Council recognizes the importance of economic development, and the
development review process as a critical component in achieving both quality
development and private investment in our City. At the January 2011 City Council goals
session it was determined that a review and update of this process would help ensure
the most efficient way to achieve quality development and expeditious processing,
leading to the creation of jobs and private investment.
To implement this goal staff was directed to convene a working group of professionals
that have experience with Rancho Cucamonga, as well as other jurisdictions',
development review processes to provide feedback and recommendations to the City
Council and Planning Commission. The expected time frame for the update was
between 4 and 6 months, depending upon the time availability of the Working Group
participants.
The following was the Objective presented to, and adopted by, the Working Group for
the Development Review Process Update:
OBJECTIVE: For staff and the development community to work together to
review and update the Development Review Process so that it is user friendly,
efficient, and promotes economic development while maintaining the quality,
value and safety of development Rancho Cucamonga is recognized for.
B. WORKING GROUP PARTICIPANTS
To be successful in updating the Development Review Process, obtaining feedback and
suggestions from private sector professionals that have experienced the City' s process
was of the highest priority. To help identify possible participants to work with staff on
updating the process, various criteria were developed in terms of experience,
knowledge, and areas of professional focus.
The primary factors that were used to identify and invite participants to be a member of
the Working Group (WG) were:
Experience with Rancho Cucamohga's development process (construction and
entitlement)
• Experience with other communities development process
Experience with key development sector groups
• Organization(s) which have an integral role in permitting and approval process
• The needs of the business community
• Have objectivity and an ability to provide constructive input
Have a sincere desire to participate in the update of the Development Review
Process
P3
Using these criteria, the following individuals were contacted and they agreed to
participate in the WG to assist the City in updating its Development Review Process.
Business Sector rearesentation
BIA/Developer
Chamber of Commerce
Engineering and Processing
Design and Processing
Processing and Construction
Industrial Broker
Commercial Broker/Developer
Particiaants
John Young, Lewis Group of Companies
Joe Schumacher, Chamber Senior Vice Chair
Stan Morse, MDS Consulting
Peter Pitassi, Pitassi Architects
Mark Bertone, Madole & Associates
Len Santoro, CB Richard Ellis
Carol Plowman, Lee and Associates
In addition to the private sector WG members, City staff from the Community
Development Departments, Fire District and Business License also participated.
Representatives from Cucamonga Valley Water District were also able to participate.
C. WORKING GROUP ANALYSIS AND OBSERVATIONS OF DEVELOPMENT
REVIEW PROCESS
The WG convened in April 2011 to begin discussions regarding the update to the
Development Review Process. Subsequent meetings occurred in May and June. The
WG pursued the objective by breaking down and studying the phases of how
development services were delivered.
The first phase was the pre-submittal and the entitlement phase through to Planning
Commission approval. The second phase was the plan check, construction and
occupancy activities. The final phase was the re-tenanting and rehabilitation/reuse of
existing buildings.
Overall the WG commended City staff on a process that works well and agreed that
some updates could be beneficial. The WG expressed that applicants who are new to
the city's development process might need more guidance due to their lack of
experience. Many of the WG members noted that currently, developers are hiring young
and inexperienced staff to process plans. Due to this lack of experience, the WG felt the
process could be a little discouraging to new project managers and, historically, to
developers who have not previously built in the City. The WG clarified that many of their
suggestions were more applicable to the inexperienced developer or project manager,
however, improvements to the process will be beneficial for all.
Some areas of observation of the WG which led to their recommendations included:
The WG expressed that the process could be overv/helming to new applicants
who have never done development related business with the City. Without prior
knowledge of the development process, and by not initiating any contact to
establish a relationship, it can be very intimidating and discouraging. The WG all
2
P4
agreed that having access to staff helps tremendously, whether you're a
seasoned developer or new project manager just starting out.
The WG stated that there was a misconception within the development
community that the City is "difficult" to work with. The WG felt this is not the case.
The WG felt that information regarding the pre-submittal process wasn't as
readily available to the development community as it could be. Applicants could
benefit from a better understanding of project submittal requirements and
procedures.
The WG suggested that the Letter of Completeness be renamed and
reorganized. The term "Completeness" implies the fulfillment of a "checklist" of
requirements. Often times, however, the letter is used to convey "issues" raised
by staff and not simply the omission of a required exhibit
The WG suggested the City not assume the developer/architect will "figure'
design solutions on their own. The WG suggested the city assemble examples
that they believe convey the design values of the community. Projects they
consider "exceptional" design and planning solutions and, conversely, what they
consider "poorly executed" examples of development. This could be poorly
planned, designed, and/or constructed. Both extremes should have a
commentary which describes what the redeeming values are or how the project
did not succeed. This could be in the form of handouts, city web site posting or
recommendations staff uses to encourage applicants to tour the community.
• The WG felt that in order to keep the process as current and efficient as possible,
a similar group of private sector professionals and staff should be reconvened
every two to three years.
D. FINAL RECOMMENDATIONS
After three meetings, staff presentations from Building and Safety, Planning, and Fire
and, of course much spirited discussion, the WG has summarized their comments and
make the following recommendations for updates to the Development Review Process.
These recommendations have also been included on a matrix attached to this report that
provides further information on time frame for implementation, and any staff notes
related to expenditures and other factors associated with implementing the
recommendations.
Pre-Submittal to Entitlement Approval:
1. The use of the term "Completeness Letter" should be changed to "Screen Check
Letter". The letter should continue to identify whether the application has all the
required exhibits and attachments, describe design or planning issues which
require further study, and identify further technical study or reports required.
2. Whenever possible, the applicant be notified sooner than 30 days of any
incomplete items defined as additional exhibits or required exhibits not present in
the application.
3. The Planning Department shall contact the applicant promptly with the name of
the "point person or Project Manager" from Planning instead of waiting until
official correspondence is mailed.
4. The City should consider accepting applications and plans electronically.
P5
5. Planning staff should include any known State requirements within the Initial
Review Letter to expedite the process.
6. Make a more positive and aggressive effort to encourage applicants to meet with
staff (Community Development and Fire District) for preliminary feedback prior to
any submittal.
7. The City should assemble examples that they believe convey the design values
of the community. Projects they consider "exceptional" design and planning
solutions and, conversely, what they consider "poorly executed" examples of
development. This could be in the form of handouts, city web site posting or
recommendations staff uses to encourage applicants to tour the community.
8. The City should offer to make presentations to development related
organizations and groups explaining entitlement processing, Design Review
procedures, CEQA, and the cities development related services.
Plan Check, Inspection and Occupancy:
9. Provide plan check services with in-house staff to the greatest extent possible.
10. The City should consider allowing applicants to submit plans in '/z size sets; or a
combination of both'/: and full size where applicable.
11. Provide all plan check corrections to the applicant at one time.
12. In order to complete a comprehensive plan check additional time is periodically
needed beyond the cities target turn around times. Should a plan check go
beyond the department's target time frames, the city should contact the applicant
indicating additional time is required. They should avoid simply listing "generic"
comments to comply with time targets and not "checking" the drawings. Standard
or "generic" comments require the applicant to "respond" by pointing the plan
checker to the information already in the documents.
13. As a standard practice, B&S should offer all applicants afollow-up meeting to
discuss plan check comments.
14. Modify RCTOPS to allow applicants to view each approval phase as the
comments are entered.
15. Modify RCTOPS to be more "contractor friendly" as it relates to inspection
requests on multiple permits.
16. The RC Fire District should be included earlier in the design and plan check
process. RCFD issues such as ladder access and signage can be and often are
expensive to adjust after construction has begun.
Additional WG Recommendations:
17. The City should consider contacting property owners with significant
undeveloped or underdeveloped parcels to discuss the property owners plans for
development and land use.
18. In order to keep the review process current and efficient, the City should consider
convening a WG to review the process every 2-3 years.. In addition, the WG
suggested that an exit interview (phone, survey or meeting) be offered to
applicants at the end of their project's entitlement phase and/or
construction/occupancy phase. These could prove to be valuable to further
improving the system.
4
P6
E. WORKING GROUP SUGGESTIONS FOR DEVELOPMENT CODE UPDATE
The Working Group recognizes the City is becoming a mature community. In the past,
the City has seen development occur on large parcels of vacant land. The City is now
transitioning to development that is more infill in nature and the Working Group
recognizes this has an impact on the overall Development Code.
While the majority of the WG's discussion centered on evaluating and improving the
Development Review Process, there were two unique discussion areas which the WG
considered equally important. The following is a brief summary of these two issue areas.
1. DISCUSSION OF RE-TENANTING EXISTING BUILDINGS
As the City matures and travel corridors shift, the WG's experience indicates this will
have an affect on the tenancy of buildings. This could be in the form of retail centers
seeing a shift to more service providers, or industrial building occupancy's transitioning
to executive suite formats. To remain competitive, the City should consider how the
Development Code can allow tenants and property owners to adapt to the changing
economy.
The WG recognized some of the issues with re-tenanting of older buildings could be
restrictions due to life-safety improvements. Parking standards were also a substantive
part of the discussion. The WG emphasized that we are seeing uses today that were
not envisioned 20 years ago and that we may see a more dramatic evolution of adaptive
re-use as time goes on. The WG recognized that new uses may also present new
concerns for land use compatibility. The WG recommends the city consider a flexible
process within the Development Code to allow for land use compatibility determinations
as new businesses evolve. An example was given of a recycling intake business that
operates more like a retail store.
2. DISCUSSION OF RE-PURPOSING EXISTING BUILDINGS FOR CHANGING
BUILDING OCCUPANCY'S
Similar to the discussion for re-tenanting of existing buildings, the WG suggested the
Development Code also address building transitions that are starting to take place.
There is a current trend to consider existing buildings for adaptive re-use to occupancies
that might not "fit" with the building's construction type or traditional parking standards.
An example was given of businesses that have a large number of employees that
telecommute, or the employee work hours are not on a traditional schedule.
As development standards are reviewed and updated, the WG urged the city to consider
the likelihood of the large distribution warehouse space evolving into a mixed use
building (more office, less warehousing). Consider how parking standards, floor area
ratios, etc. can be flexible if users can show their workforce is not always physically in
the building. Buildings that were built for a use category 30 years ago can be adaptively
repurposed. Economic realities have and may continue to make this a very real
possibility and the city should be positioned for this issue. Clearly, this has the potential
of a renewed life for existing facilities and will be very helpful in keeping Rancho
Cucamonga competitive in attracting businesses.
P7
F. CONCLUSION
The WG concluded their meetings in June and have provided recommendations to the
City that can be used to update both the Development Review process and the
Development Code. Although there were aspects of the process where the WG felt no
changes were necessary, the recommendations presented will help to enhance and
strengthen the overall process.
The WG understands these recommendations may take time to implement, and they are
confident and hopeful the City will continue the recent efforts to be "development
friendly" and strengthening an important relationship with the private sector.
The WG appreciates the opportunity to assist the city in these efforts and anticipates an
improved process with the implementation of their recommendations.
Attachments
Proposed Screen Check Letter
6
P8
Date
....,
* i(k R f
R e # R
SUBJECT: SCREENCHECK LETTER FOR DRC20**"""
Dear
Thank you for submitting your proposed project. We want your project to be a success, one that you and the
City can be proud of. We have assigned a project planner, (NAME OF PLANNER), to assist you throughout
the review process up to final occupancy.
We have reviewed the application for your proposed project for completeness and accuracy of filing and
determined it to be incomplete for processing. Attached is a list of information needed prior to finding the
application complete. Further processing of your project will begin once the Incomplete Items are submitted
and the application accepted as complete. We recommend that all issues on the attached list be addressed
now to expedite the processing of your project. Submit eight complete sets (collated, stapled, and
individually rolled) of the revised development plans to the Planning Department. Each set of development
plans shall include all required plans per City's submittal checklist, including those that did not require
revision. The information and/or plans necessary to make the application complete must be received
within 60 days from the date of this letter. (If any critical issues noted, Planner should add the following
statement) Please note that staff has highlighted one or more critical issues. A meeting with staff will be
needed before this project can proceed. Please contact your project planner at your earliest convenience.
This determination of incompleteness is final unless appealed within ten calendar days from the date of this
letter. Only Incomplete Items may be appealed at this time. A written statement of reasons for the appeal
must be filed with the Planning Commission Secretary with a $2,002 appeal fee.
To expedite the process, please use the case numbers listed in the Subject header above when
corresponding with or contacting staff.
Should you have any questions regarding the review process, or if we can be of further assistance, please
feel free to contact the project planner at (909) 477-2750, Monday through Thursday from 7 a.m. to 6 p.m. To
meet with your project planner, please call ahead for an appointment at a convenient time.
Sincerely,
PLANNING DEPARTMENT
(James R. Troyer, AICP or Larry Henderson, AICP, Principal Planner ?)
(JRT:* * ")
Attachment(s)
c: Dan James, Senior Civil Engineer
Moises Eskenazi, Senior Plans Examiner
Z:\DR Process Update\Final Screen Check letter.doc
P9
FILE NO.: DRC200X-XXXXX
PROJECT SCREENCHECK COMMENTS
Tips for a Successful Process:
A. Neighborhood Meeting -For infill projects that are adjacent to residential areas, the applicant is
responsible for conducting a neighborhood meeting to explain the project, present drawings, and
obtain input from surrounding residents. See attached handout on procedures.
B. Address Technical and Design Issues as early in the process as possible.
C. Identify one person for overall coordination between your professional design team and to serve
as the key contact person with City staff.
D. (Project Planners -For other ideas refer to "The Development Review Process" booklet).
E. Revise all plans to be consistent and to reflect staffs comments.
TABLE OF CONTENTS
Incompleteness Items:
Technical Items:
Pages ** - **
Pages ** - **
Preliminary Conditions, Design Issues or Comments Pages ** - **
NOTE: This information is provided to assist in the preparation of a development package complete
for processing. Additional information or comments may be necessary based upon a more thorough
analysis during the Development Review Process.
INCOMPLETENESS ITEMS
Additional information that must be submitted prior to finding the application complete and scheduling the
project for the next stage in the Development Review Process:
A. PLANNING DEPARTMENT **Staff Planners Name**
(909) 477-2750 ext. *****
*******@Cltyof rC.US *****
P 1. Planning Department's case number (e.g. DRC2003-00001) shall be included in the title
block of all plans.
P 2. Supplemental Notice Requirements -for infill projects the following items are required
as described on the attached "Filing Procedures For Supplemental Notice
Requirements":
P70
PROJECT SCREENCHECK COMMENTS
DRC201*-XXXXX-APPLICANTS NAME
Month day 201*
Page 2
Large 4'X8' Notification Sign(s) shall be posted on-site. Please submit a Sign
Permit Application, $84 application fee, a site plan showing location of sign, and a
$500 cash deposit per sign.
Expanded Notification Area beyond the standard 660-foot radius shall be required.
The applicant shall prepare and submit three (3) sets of typed, gummed address
labels for the expanded area shown on the enclosed map. These labels will be
used to mail public hearing notices to surrounding property owners.
P3.
P 4.
P5
B. ENGINEERING DEPARTMENT ***Staff Engineer********
(909) 477-4740 ext. *****
*******@CltyOf fC.US *****
E 1.
E2.
E3.
E 4.
E5.
C. FIRE PREVENTION/NEW CONSTRUCTION UNIT Moises Eskanazi
(909) 477-2710 ext. 4209
moises.eskana@cityofrc.us
F 1.
F 2.
F 3.
F 4.
F 5.
D. BUILDING AND SAFETY DEPARTMENT Moises Eskanazi*******
(909) 477-2710 ext. 4209
moises.eskarla@dtyoftc.us
Z:\DR Process Update\Final Screen Check letter.doc
P71
PROJECT SCREENCHECK COMMENTS
DRC201*-XXXXX-APPLICANTS NAME
Month day 201*
Page 3
B/S 1.
B/S 2.
B/S 3.
B/S 4.
B/S 5.
E. GRADING SECTION
G 1.
G2.
G 3.
G 4.
G5.
TECHNICAL ISSUES
Matthew Addington
(909) 477-2710 ext.4202
matthew. addington(cilcitVOfrc.us
The following preliminary technical issues are minimum code requirements, which must be satisfied before
the project can be recommended for approval to the Planning Commission. It is recommended that these
issues be addressed in the revised plans:
A. PLANNING DEPARTMENT *Staff'Planner's Name**
(909) 477-2750 ext. *"`***
*******@CltyOf rC.US *****
P 1.
P 2.
P3.
P 4.
P5.
B. ENGINEERING DEPARTMENT ***"StaffEngineerName""`
(909) 477-4740 ext. *****
******'*@cityofrc. us
Z:\DR Process Update\Final Screen Check letter.doc
P12
PROJECT SCREENCHECK COMMENTS
DRC201*-XXXXX-APPLICANTS NAME
Month day 201 *
Page 4
E 1.
E2.
E3.
E 4.
E 5.
C. FIRE PREVENTION/NEW CONSTRUCTION UNIT
F 1.
F 2.
F 3.
F 4.
F 5.
D. BUILDING AND SAFETY DEPARTMENT
B/S 1.
B/S 2.
B1S 3.
B/S 4.
B/S 5.
E. GRADING SECTION
G1.
G2.
Moises Eskanazi*******
(909) 477-2710 ext. 4209
moises.eskar>a@atyofrc.us
Moises Eskanazi
(909) 477-2710 ext. 4209
moises.eskarta@cityofi~.us
Matthew Addington
(909) 477-2710 ext.4202
matthew. add i ngton(a~cityofrc. us
Z:\DR Process Update\Final Screen Check letter.doc
P13
PROJECT SCREENCHECK COMMENTS
DRC201*-XXXXX-APPLICANTS NAME
Month day 201
Page 5
G 3.
G 4.
G5.
PRELIMINARY CONDITIONS OF APPROVAL, DESIGN ISSUES OR COMMENTS
The following are Preliminary conditions or design issues that are recommended to be
addressed in the revised plans:
A. PLANNING DEPARTMENT *Staff Planner's Name**
(909) 477-2750 ext. *****
*******@cityof rc.us *****
P 1.
P 2.
P 3.
P 4.
P 5.
B. ENGINEERING DEPARTMENT
E 1.
E 2.
E3.
E 4.
E5.
C. FIRE PREVENTION/NEW CONSTRUCTION UNIT
F1.
F 2.
****Staff Engineer Name**
(909) 477-4740 ext. *****
xxxxxxxxxxxxx@CltyofrC. US
Moises Eskanazi
(909) 477-2710 ext. 4209
moises.eskanzi@c~tyofrc.us
F 3.
Z:\DR Process Update\Final Screen Check letter.doc
P14
PROJECT SCREENCHECK COMMENTS
DRC201*-XXXXX-APPLICANTS NAME
Month day 201
Page 6
F 4.
F 5.
D. BUILDING AND SAFETY DEPARTMENT Moises Eskanazi
(909) 477-2710 ext. 4209
moises.eskar~a@cityofrc.us
B/S 1.
B/S 2.
B/S 3.
B/S 4.
B/S 5.
E. GRADING SECTION Matthew Addington
(909) 477-2710 ext.4202
matthew.addington(o~cityofrc.us
G 1.
G2.
G3.
G 4.
G5.
Z:\DR Process Update\Final Screen Check letter.doc
CITY COUNCIL, FIRE PROTECTION DISTRICT
AND REDEVELOPMENT AGENCY
JOINT MEETING WITH PLANNING COMMISSION
SPECIAL MEETING AGENDA
Wednesday, August 24, 2011-- 5:00 p.m.
Item E1. Consideration of an Enforceable Obligation
Payment Schedule* pursuant to AB1 X 26.
*The Enforceable Obligation Payment Schedule, EOPS, was
required by the State of California. It is not the same as, but
is related to, the Recognized Obligation Payment Schedule,
ROPS, from which any subsequent agency will be working.
Cross Reference:
Regular City Council Meeting Agenda
Wednesday, September 7, 2011
Item M6. (pages P15-P23) Approval of a preliminary draft of
an initial Recognized Obligation Payment Schedule* CROPS).
Also see: RESOLUTION NO. RA 11-017
This is the most current ROPS, pages P21, P22 and P23. At
the bottom of the spreadsheet (page P23) Funding Source
information is included.
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