SUBJECT/RECOMMENDATION:
Title
Approve amendments to the Community Development Code updating certain development review processes and timeframes to reflect current processes and address statutory changes pursuant to Senate Bill 1080 (2025), An Act Relating to Local Government Land Regulation, and pass Ordinance No. 9857-25 on first reading.
Body
SUMMARY:
Ordinance No. 9857-25 proposes amendments to the Community Development Code (CDC) to align development review procedures and timelines with recent legislative changes adopted through Senate Bill 1080 (2025), effective July 1, 2025. The Ordinance also updates the Minimum Standard Development review process to reflect longstanding permitting practices and includes several clarifications to improve internal consistency and implementation. These changes maintain regulatory compliance, enhance procedural transparency, and support predictable review timelines for applicants.
Key Amendment Areas
1. Minimum Standard Development Process
• Clarifies that projects meeting Minimum Standard Development criteria may proceed directly to building permitting without a separate Level One application, consistent with current practice.
• Updates applicable diagrams and references in Article 4 to reflect this workflow and terminology.
2. Development Timeframes (Senate Bill 1080 Consistency)
• Establishes required notification of application receipt within 5 business days.
• Provides applicants up to 30 calendar days to submit missing items during completeness review, with applications withdrawn if not made complete within this timeframe.
• Extends the Development Review Committee’s legal sufficiency review period from 18 to 25 business days to better align with review schedules and allow earlier issuance of comments.
• Extends the timeframe for scheduling the Community Development Board hearing from 33 to 38 days to align with the Board’s existing third Tuesday monthly meeting schedule. (No change to actual meeting dates or public noticing practices.)
• Codifies maximum review durations of 180 days (quasi-judicial) and 120 days (administrative) for final action, consistent with statutory requirements.
• Updates process flow diagrams to reflect revised timeframes.
3. Code Clarifications & Minor Amendments
• Clarifies respective responsibilities of the Community Development Coordinator and Building Official during building permit review.
• Streamlines procedures for denial notices and resubmittal timing.
• Aligns the validity of Development Orders with the building permit review stage and refines criteria for extension requests, providing clearer guidance for applicants and reducing uncertainty during the permitting process.
• Adjusts minor revision provisions for consistency across zoning districts, including Downtown and U.S. 19.
• Incorporates clerical and terminology corrections for internal consistency.
The Planning and Development Department has determined that the proposed text amendments to the Community Development Code are consistent with and further the goals, objectives, and policies of the Comprehensive Plan and the Community Development Code, as outlined in the staff report.
The Community Development Board, in its capacity as the Local Planning Agency (LPA), will review the proposed amendments to the Community Development Code at its regularly scheduled meeting on November 18, 2025. Staff will present the Board’s recommendation to the City Council at its meeting.
STRATEGIC PRIORITY:
The proposed amendments in Ordinance No. 9857-25 support the High Performing Government priority by improving clarity and predictability in the development review process, aligning procedures with state law, and ensuring consistent implementation across applications. The amendments also support Economic & Housing Opportunity by providing a more reliable and efficient permitting framework that facilitates reinvestment and development activity within the city.
