Workshop Schedule
Focus Group Meeting #3
Questions?
Contact:
- Jeff Gamel
- Planner
- (916) 874-6141
- GamelJ@saccounty.net
- Nedzlene Ferrario
- Planner
- (916) 874-6141
- ferrarion@saccounty.net
Focus Group Workshop #3: Draft Guidelines Review
On January 20, 2004 over 20 people attended the third of four focus group meetings to provide input on the preparation of design guidelines for commercial and industrial projects. The meeting objectives included:
- Review project status;
- Review and discuss draft design guidelines; and
- Discuss ideas about the design review process.
Design Guidelines Discussion
The participants at the meeting listened to "a walk through the design guidelines" presentation using a case study. The following comments and questions were shared.
Q. How do the guidelines work for small parcels where the context is weak and there are no urban design objectives established for the district?
A. The Guidelines are intended to support community objectives in districts and be used for individual projects. The format of each section provides direction at each scale. Even for small isolated sites, projects can be made better by following the architectural and signage guidelines.
Q. How do we include Department of Public Works in the discussion?
A. The process to date has included discussion among County Planning Department staff. The process will include coordination and discussion with other County departments and public agencies. With the current update process of the General Plan underway, discussing roadway and other standards would be timely.
Q. How do we anticipate the creation of design themes and concepts for districts? How do we define districts?
A. There are several ways that this could be accomplished. The General Plan can provide a design policy framework that defines the locations, economic role and design themes for key corridors. Or, the County could use a bottom-up approach working with communities to define objectives for each area and then "up-load" that into the General Plan or Design Guidelines. The community plan process, special charrettes, or economic development planning could provide ways for communities to wade in on the design objectives for their commercial districts.
Q. What is the relationship between the guidelines and zoning?
A. The guidelines process has provided an opportunity for community input in to the QUALITATIVE objectives for the commercial and industrial development. Both the policies in the General Plan Update and the discussion in the Guidelines process can be used to update the Zoning Ordinance in the future.
Design Review Process Discussion
County staff presented a preliminary concept for design review (below). The concept was used as a basis to discuss the "best features" of a design review process.
Q. How can small projects that might be exempt from design review contribute to the enhancement of a commercial district?
A. Each exempt project still has to meet development standards in the zoning ordinance. There is an enforcement issue for those projects that remove landscaping or do not meet the signage ordinance. There may also be financial incentives or technical (design) assistance if the project is located in a redevelopment project area.
Q. How can we make the process easier for small business owners that cannot afford expensive delays or expensive changes to the scope of their projects?
A. The design review process can give more review authority to staff and reduce the number of small projects that would have to go to commissions for review.
Q. How can using the guidelines push more projects into the exempt and administrative review categories?
A. Communities develop design guidelines to convey their expectations for design. They are also a tool for design review making it easier for both the applicant and the staff to review projects for conformance with design principles. Projects that do not conform to the guidelines or large projects requiring community input would be reviewed by the Commission or Board.
Q. How can we make sure staff is trained and skilled in design review?
A. A design review system needs maintenance and training. When budgets are tough like they are now, it is hard to get resources for "non-essential" services. Over time, like any community, the County will need to make qualitative review of projects a priority.
Q. How can the review process MAKE PROJECTS BETTER? How would a Design Review Board contribute to this process?
A. A design review board would be a group of design professionals that can help identify important context features a project should respond to. They also can provide added expertise for improving the design of projects. The advisory commission or committee would provide professional input rather than political review.
Q. How would a Design Review Board keep up-to-date on all the things going on in the County in terms of design plans and community objectives for the many districts?
A. There are a lot of different contexts in a large county. The Guidelines process should require the applicant and staff to identify policy and physical contexts for each project. This would be an important feature in the review process that emphasizes design that responds to both on and off-site influences.
Q. Is it possible to expand an existing review activity, such as the Subdivision Review Committee, to include design review instead of creating a whole new step in the process?
A. Interesting idea.
Q. What is the role of CPAC's in the review process? Could local committees use the guidelines to review projects?
A. Some counties include a local review committee in the process.
Q. How do we anticipate the needs of efficient infill development in light of conservative standards of the fire departments?
A. As in many communities, Sacramento County's easy sites have been developed. To get the most out of remaining land and reduce sprawl, communities are revisiting their standards; involving fire departments and public works departments earlier in the process; and being more consistent in their application.
Next Steps
The focus group attendees have two weeks to get their comments to County staff. Over the next six to eight weeks, the Guidelines and additional case studies will be updated and to have meetings with County staff. The next meeting, the group will participate in a mock review workshop to test the guidelines on a case study. Participants will role-play as projects sponsors, design review board members, and planning commissioners.
