City of Point Arena Planning Information Design Review, Land Development Priorities, Permit Informat

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City of Point Arena Planning InformationDesign
Review, Land Development Priorities,Permit
Information, Environmental Review
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PROJECT REVIEW PROCEDURES - Land uses are either
principally permitted or conditionally permitted.
In the first case the property owner holds a
right to a proposed use or development, and the
City must issue a permit if the application is
complete and consistent with the City of Point
Arena Local Coastal Program (LCP). In the latter
case the property owner does not hold a right to
a proposed use or development, and the city has
the sole discretion about permitting a use or
not a Conditional Use Permit, or in lieu of,
an approved Comprehensive Development Plan, will
be required. Land use and development plans are
also subject to CDP requirements environmental
review determinations according to the provisions
of the California Environmental Quality Act
(CEQA) design review by the City's Design Review
Board (DRB) geologic studies as specified in the
Safety Element of the LCO which includes the
Zoning Ordinance and to site and development
standards set forth in the Zoning Ordinance,
Subdivision Ordinance.
COASTAL DEVELOPMENT PERMITS (CDPs) - Since all
of Point Arena is within the State coastal zone,
coastal development permits (CDP) are required
under provisions of the California Coastal Act
for all proposed development. A coastal
development permit may only be granted if written
findings can be made that the project as proposed
or as conditioned conforms to the certified Local
Coastal Program. The findings shall explain the
basis for the conclusions and decisions of the
City and must be supported by substantial
evidence in the record. If special conditions of
approval are required in order to bring the
project into conformance with the certified LCP,
the findings must explain how the special
conditions alleviate or mitigate the adverse
effects which have been identified. (6.07) At
least one public hearing shall be held on each
application for a Variance, Conditional Use
Permit, Design Review or Coastal Development
Permit, thereby affording any persons the
opportunity to appear at the hearing and inform
the City of the nature of their concerns
regarding the project. Where a development
involves applications for a combination of
permits, the required hearings may be scheduled
concurrently. No hearing shall be required for
coastal development permit applications for 2nd
dwelling units proposed in UR, SR, and RA zones
or for administrative permits for signs.
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Design Review
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DESIGN REVIEW PROCESS The Design Review Board
(DRB) is a group appointed by the city council to
consider the design and aesthetics of
development, usually within historic and/or
commercial districts. Design review is a process
whereby the city reviews projects for
compatibility with the surrounding neighborhood.
Design review consists of Site Plan review and /
or Architectural Review.
DESIGN REVIEW RECOMMENDATIONS In order to
facilitate implementation of the overall public
appearance policies of the General Plan, as well
as the building and site design standards, the
historic preservation and architectural
standards, the off-street parking standards, and
the sign standards of the Zoning Ordinance, most
substantial alterations and all new developments
other than single-family dwelling projects, may
be subject to review by and recommendation of
the Design Assistance Board before a building
permit can be issued. The significance of design
review and the role of the DRB is hereby
confirmed. The features of any site or
building design that shall be subject to design
review are landscaping screening architectural
and historic significance.
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• ORDINANCE NO. 196
• AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
  POINT ARENA ESTABLISHING A DESIGN REVIEW BOARD.
• THE CITY COUNCIL OF THE CITY OF POINT ARENA DOES
  HEREBY ORDAIN AS FOLLOWS
• 010 Purpose of boardMembership.
• For the purpose of promoting the orderly
  development of the city in accordance with the
  goals and objectives of the general plan and
  standards specified in this title, of protecting
  property values and the health, safety and
  welfare of the community at large, of promoting
  the aesthetic quality of development in the city,
  and of ensuring the suitability of development
  for its intended purpose, a design review board
  is created and established, consisting of five
  members appointed by the City Council. At least
  three of the members must reside within the city
  limits of the City of Point Arena and no more
  than two of the members may be members of the
  City Council.
• 020 Powers and duties.
• The Design Review Board shall serve as an
  advisory body to the city for the purpose of
  reviewing and formulating recommendations on any
  design matters referred to the board by the city
  council.
• 030 Guidelines for design review board
  consideration
• In conducting its review, the board shall be
  guided by the following principle
• (a) The building or structure and related
  improvements are consistent with goals and
  objectives of the general plan, the building
  regulations and zoning regulations of the city.
• (b) The design of the building or structure and
  related improvements provided adequate
  consideration of factors such as noise,
  vibration, traffic, vehicular and pedestrian
  safety, and includes measures that are reasonably
  efficient and satisfactory in protecting the
  public health and safety.
• (c) The architectural design and functional plan
  of the building or structure and related
  improvements are of reasonable aesthetic quality
  and compatible with adjacent developments.
• (d) The building or structure and related
  improvements are suitable for the proposed use of
  the property and provide adequate consideration
  of the existing and contemplated uses of land in
  the general area and for the orderly development
  thereof.
• 040 Design review board recommendations.
• The Design Review Board shall make a report and
  recommendation on all matters requested by the
  council.
• 050 Council action on recommendations.
• Recommendations of the Design Review Board are
  not subject to appeal to the council. The council
  may approve some or all of the recommendations of
  the Design Review Board, but is not bound to
  accept any such recommendations.
• 060 Effective date. This ordinance will take
  effect thirty days (30) after the date of its
  adoption.
• The foregoing Ordinance was introduced by
  Councilmember Sinnott at the January 24, 2006,
  Regular City Council Meeting, seconded on a
  motion by Councilmember Ferrari and passed and
  adopted at the February 28, 2006, Regular City
  Council meeting by the following roll call vote

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Design Review Process
1. Pre-application The applicant may bring a
rough site plan and information to the City and
speak with City staff about development
standards, checklist items, and permits needed
for the proposed project. If Design Review is
required, meeting with the DRB committee at an
early stage of the project is highly
recommended. Projects requiring DRB review
include projects in a viewshed or projects in an
Historic District.
2. Initial / Preliminary Review (Optional) The
DRB strongly encourages applicants subject to DRB
review to submit their project for initial or
preliminary review. Plans at initial review
stage do not have to be complete but the DRB will
provide more thorough comments if more details
and material are provided.
3. Submit Application Once the planning
application has been returned to the City and all
appropriate fees collected, City staff will
perform a preliminary review of the application
to determine if it is complete and consistent
with the LCP. Staff will advise applicant of any
additional items needed. The project will be
scheduled for Preliminary Hearing to determine if
the application is complete to determine whether
it requires DRB review and to set preliminary
CEQA determination.
4. Design Review Board Meeting When the
application has been considered complete and
consistent with the LCP, and the staff report has
been completed, the City will schedule the
formal review of the project before the Design
Review Committee (DRB) if required or requested.
5. Attend the DRB Meeting The DRB will
generally not review a project if the applicant
or representative is not present at the meeting
to discuss the project or answer questions. The
DRB will review the project and make one of the
following actions on the project at the
meeting Recommend approval of the project for
DR standards Recommend approval with conditions
for DR standards Recommend modifications to
design to meet design review standards Recommend
denial of the project (happens infrequently)
6. Public Hearing / City Council
Determination The DRBs written recommendation
(step 5) is included in the project's staff
report to the City Council / Planning Commission.
If the project complies with Design Review
standards and policies, the zoning ordinance and
other city policies, and is found to be
harmonious with the character of the area, the
project will generally be approved by City
Council.
Initial Environmental Review Period

• After review, determination that Action is not a
  Project as
• defined by CEQA

Not subject to CEQA
or

• After review, determination that the Action is
  Statutorily or Categorically exempt from CEQA

Requires filing a Notice of Exemption
or

• After review, determination that the Action is
  subject to CEQA

Requires Preparing an Initial Study
If Initial Study
Lead Agency (City) determines there is no
significant impact based on Initial Study
Requires preparing and circulating a Negative
Declaration or Mitigated Negative Declaration
or
Lead Agency (City) determines there is a
significant impact based on Initial Study
Requires preparing and circulating an
Environmental Impact Report
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Land Development Priorities
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Locating New Development Approval of
development proposals shall be given to areas
contiguous to existing urbanized areas prior to
the approval of projects which require extensions
of water, sewer, and road services. This will
minimize the loss of agricultural land, reduce
the costs of service extensions, and encourage
the development within areas of existing
development before extending service to outlying
areas. With the exception of the Hay
Annexation Area, and properties located at the
northern end of the City, the City sewer and the
PAWW water system is presently available to the
following zones Multi-family Residential,
Suburban Residential-1 and 1/2, Urban
Residential, Commercial Core, Highway Commercial,
Harbor Commercial, Public Facilities, and Park.
Priority shall be given as follows 1st
priority Developed lots for which sewer and
water connection is available. 2nd priority
Undeveloped lots for which sewer and water
connection is available. 3rd priority Developed
lots for which sewer and water lines must be
extended. 4th priority Undeveloped lots for
which sewer and water lines must be extended.
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Do I Need A Permit For My Project??
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Is my project a Major or Minor subdivision?
(includes lot line adjustment)
Is my use Conditionally Permitted in the parcels
zoning classification?
Is my parcel different from others to which
regulations apply due to size, shape,
topography, or location?
Is my use Principally Permitted in the parcels
zoning classification?
A Conditional Use Permit may be requested. A
Conditional Use Permit may be granted, at the
sole discretion of the City Council / Planning
Commission. Subject to design and environmental
and coastal resource impact review procedures and
a Coastal Development Permit. Other permits
may be required depending upon the scope of the
project.
A Coastal Development Permit may be
requested. Subject to design and environmental
and coastal resource impact review procedures.
Other permits may be required depending upon the
scope of the project.
Subdivision. The splitting into new lots or
parcels of a larger piece of property. A
Subdivision Permit may be requested.
Subdivisions are projects subject to
environmental review in accordance with the
California Environmental Quality Act, State
Guidelines, and the implementing rules and
procedures adopted by the Council.
A Variance Permit may be requested.
Variances may be granted only upon adoption of
written findings showing that all of the
prescribed conditions are present.
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Is my project parcel greater than 10 acres or is
it a Planned Residential Project zoned SR, UR, or
MR?
Is my project parcel covered by a PRD or is it
conditional residential or mixed use in zones C
or HWC?
Comprehensive Development Plans shall be prepared
to describe and support land use or development
proposals governed by the PRD process for large
lots and projects. They are also required in
other circumstances including, but not limited
to, conditional residential and mixed-use
projects in C and HWC zones. Comprehensive
development plans must include all parcels larger
than 10 acres or parcels in common contiguous
ownership totaling 10 acres or abutting parcels
under the same control totaling 10 acres, so that
development for all such parcels can be planned
for comprehensively. Subject to design and
environmental and coastal resource impact review
procedures and a Coastal Development Permit.
Other permits may be required depending upon the
scope of the project.
The Planned Residential Development (PRD)
permit/procedure shall be required for any
proposed use, new development, or project,
including but not limited to land divisions
proposed on parcels of ten (10) acres or more,
and in other circumstances involving less than
ten (10) acres where the proposal is limited to
planned residential projects within the SR, UR or
MR zones. A Comprehensive Development Plan
shall be submitted in connection with a coastal
development permit application for a
PRD. Subject to design and environmental and
coastal resource impact review procedures and a
Coastal Development Permit. Other permits may be
required depending upon the scope of the project.
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• Contact the Point Arena
• City Clerk/Administrator at ptarena_at_mcn.org or
  [phone] to get a copy of the Coastal
  Development Permit Application form. In addition
  to the required forms, this packet includes
  instructions on how to submit a permit request.

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Environmental Review ProcessESHA / CEQA
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Is my project subject to ESHA or CEQA
considerations?
Is my project a housing development of ten units
or more?
Certain categories of development have a greater
potential for adverse coastal water quality
impact, due to the development size, type of land
use, or proximity to coastal waters. These
Developments of Special Concern may require
Treatment Control BMPs (Best Management
Practices) in addition to the Site Design and
Source Control BMPs required for all
developments.
The environmental review process is mandated by
State law (The California Environmental Quality
Act - CEQA) and is administered by the City on
behalf of the State in order to implement State
environmental goals and in order to ensure that
the public is fully informed as to possible
negative environmental impacts associated with a
proposed land use or development project whether
public or private. Some CEQA Facts A few
examples of Environmentally Sensitive Habitat
Areas (ESHA) include bluffs, wetlands, rivers,
streams, ponds, riparian areas, and endangered or
sensitive habitat areas among others. Certain
types of development in protected areas need
environmental review. These include earth
moving, tree removal, diking, dredging, filling,
vegetation removal, vegetation thinning, or
planting of non-native or invasive vegetation.
These are just examples other types of
development could also require environmental
review. Zone changes, minor subdivisions, and
use permits are examples of projects that require
environmental review.
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CEQA Review
Initial Environmental Review Period
Initial Environmental Review Period
Initial Environmental Review Period
Initial Environmental Review Period
Initial Environmental Review Period
Initial Environmental Review Period

• After review, determination that Action is not a
  Project as
• defined by CEQA

• After review, determination that Action is not a
  Project as
• defined by CEQA

Not subject to CEQA

• After review, determination that Action is not a
  Project as
• defined by CEQA

Not subject to CEQA

• After review, determination that Action is not a
  Project as
• defined by CEQA

Not subject to CEQA
or

• After review, determination that Action is not a
  Project as
• defined by CEQA

Not subject to CEQA
or

• After review, determination that Action is not a
  Project as
• defined by CEQA

Not subject to CEQA
or

• After review, determination that the Action is
  Statutorily or Categorically exempt from CEQA

Not subject to CEQA
or

• After review, determination that the Action is
  Statutorily or Categorically exempt from CEQA

Requires filing a Notice of Exemption
or

• After review, determination that the Action is
  Statutorily or Categorically exempt from CEQA

Requires filing a Notice of Exemption
or

• After review, determination that the Action is
  Statutorily or Categorically exempt from CEQA

Requires filing a Notice of Exemption

• After review, determination that the Action is
  Statutorily or Categorically exempt from CEQA

Requires filing a Notice of Exemption
or

• After review, determination that the Action is
  Statutorily or Categorically exempt from CEQA

Requires filing a Notice of Exemption
or
Requires filing a Notice of Exemption
or

• After review, determination that the Action is
  subject to CEQA

Requires Preparing an Initial Study
or

• After review, determination that the Action is
  subject to CEQA

Requires Preparing an Initial Study
or

• After review, determination that the Action is
  subject to CEQA

Requires Preparing an Initial Study
or

• After review, determination that the Action is
  subject to CEQA

Requires Preparing an Initial Study

• After review, determination that the Action is
  subject to CEQA

Requires Preparing an Initial Study

• After review, determination that the Action is
  subject to CEQA

Requires Preparing an Initial Study
If Initial Study
If Initial Study
If Initial Study
If Initial Study
Lead Agency (City) determines there is no
significant impact based on Initial Study
Requires preparing and circulating a Negative
Declaration or Mitigated Negative Declaration
If Initial Study
Lead Agency (City) determines there is no
significant impact based on Initial Study
Requires preparing and circulating a Negative
Declaration or Mitigated Negative Declaration
If Initial Study
Lead Agency (City) determines there is no
significant impact based on Initial Study
Requires preparing and circulating a Negative
Declaration or Mitigated Negative Declaration
Lead Agency (City) determines there is no
significant impact based on Initial Study
Requires preparing and circulating a Negative
Declaration or Mitigated Negative Declaration
Lead Agency (City) determines there is no
significant impact based on Initial Study
Requires preparing and circulating a Negative
Declaration or Mitigated Negative Declaration
Lead Agency (City) determines there is no
significant impact based on Initial Study
Requires preparing and circulating a Negative
Declaration or Mitigated Negative Declaration
or
or
or
Lead Agency (City) determines there is a
significant impact based on Initial Study
or
Lead Agency (City) determines there is a
significant impact based on Initial Study
or
Requires preparing and circulating an
Environmental Impact Report
Lead Agency (City) determines there is a
significant impact based on Initial Study
or
Requires preparing and circulating an
Environmental Impact Report
Lead Agency (City) determines there is a
significant impact based on Initial Study
Requires preparing and circulating an
Environmental Impact Report
Lead Agency (City) determines there is a
significant impact based on Initial Study
Requires preparing and circulating an
Environmental Impact Report
Lead Agency (City) determines there is a
significant impact based on Initial Study
Requires preparing and circulating an
Environmental Impact Report
Requires preparing and circulating an
Environmental Impact Report
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