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separate categories. Projects with the highest points are awarded a building allotment.
Following an allotment award, entitlements must be secured through the development
review process.
Applicants that are granted RDCS allotments must enter into a Development
Agreement (DA) with the City that describes and outlines the project commitments,
phasing and construction timing. Any proposed modification to a DA has to be
considered by both the Planning Commission and City Council, even if the
modification benefits the community or improves the project. As such, DA
modifications can create construction delays.
Applicants that are granted allotments are required to begin constructing the allotment
by the end of the fiscal year for which the allotment was allocated. If they don’t, they
lose their allotment(s) and have reapply for the allotment(s) through the competitive
allotment process. The Council has discretion for granting extensions through a
hearing process.
The Planning Commission PC) determines whether to revise RDCS criteria annually.
If the PC decides changes are needed, a working group is formed from that includes
individuals from the development community, planning commission and council
members. Recommended changes are then studied a Sub-committee of the Planning
Commission. Sub-Committee recommendations are then considered by the full PC in
a public hearing. PC’s recommended changes are then forwarded to the Council for
final consideration and formal adoption as an Ordinance Amendment in a public
hearing. The Planning Commission determined that revisions to the RDCS criteria
would not be undertaken this year.
Currently, a major update of Measure C is underway and will be voted on in
November. The replacement Measure would establish a 2035 population cap and
provide a new competition manual (e.g., standards and criteria) and other potential
features such as preliminary review requirements.
Administration of the RDCS process is fairly labor intensive and requires nearly 1
fulltime staff person, annually, to administer. Figure 12 below shows the milestone
steps in the administration process.