The Revised Development
Review Process
An Element of the
Planning Department’s
Action Plan
Rollout: February 2011
What It Is
In a Nutshell:
A formalized three phase review process
involving all Planning Department Divisions
(and disciplines) at each phase
Purpose
To assure a coordinated, efficient review of
projects among all Planning Divisions (and
disciplines) emphasizing early review and
identification of issues
Applicability
1. All residential projects that include a net
increase of six or more units
2. Commercial projects that include a net
increase of 10,000 sf of gross floor area
(generally, the same thresholds that require environmental evaluation under CEQA)
Highlights
1. Preliminary Project Assessment (PPA)
2. Formalized “Project Description” phase
3. Required entitlement filing
4. Project Coordinator
5. Integrated and formalized Design Review
Project Coordinator
 Included at all phases of review
 Coordinator role:
1. Main point of contact
2. Knowledgeable of review status across all division
Design Review
• All PPA projects subject to Design Review
• Two Stages
Stage 1:
PPA / large scale issues
Stage 2:
Analysis Phase / fine grained review
Timeline for Rollout
 November – December
•
•
Planning Staff education and training
Stakeholders Group Outreach
 January
•
•
CPC and HPC Presentations
Press Release
 February
•
Formal rollout of new review procedures
Existing Review (disconnected)
VOLUNTARY PRE-APPROVAL
CONSULTATION
ENVIRONMENTAL APPLICATION
ENTITLEMENT / BUILDING PERMIT
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
ENTITLEMENT PHASE
PROJECT DESCRIPTION PHASE
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
ENTITLEMENT PHASE
PROJECT DESCRIPTION PHASE
Revised Review
PRELIMINA
RY
PROJECT
ASSESSME
NT PHASE
Revised Review
PRELIMINA
RY
PROJECT
ASSESSME
NT PHASE
(detailed
overview)
Revised Review
PRELIMINA
RY
PROJECT
ASSESSME
NT PHASE
(detailed)
Revised Review
PRELIMINA
RY
PROJECT
ASSESSME
NT PHASE
(detailed)
Revised Review
PRELIMINA
RY
PROJECT
ASSESSME
NT PHASE
(detailed)
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
ENTITLEMENT PHASE
PROJECT DESCRIPTION PHASE
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
ENTITLEMENT PHASE
PROJECT DESCRIPTION PHASE
Revised Review
PROJECT
DESCRIPTI
ON PHASE
Revised Review
PROJECT
DESCRIPTI
ON PHASE
(detailed)
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
ENTITLEMENT PHASE
PROJECT DESCRIPTION PHASE
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
ENTITLEMENT PHASE
PROJECT DESCRIPTION PHASE
Revised Review
ENTITLEME
NT PHASE
Revised Review
ENTITLEME
NT PHASE
(detailed)
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
ENTITLEMENT PHASE
PROJECT DESCRIPTION PHASE
Revised Review
PRELIMINARY PROJECT ASSESSMENT
PHASE
PROJECT DESCRIPTION PHASE
ENTITLEMENT PHASE
QUESTIONS /
COMMENTS