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Urban Village Implementation and Amenities Framework
The City Council adopted the Urban Village Implementation and Amenities Framework (Implementation Framework) on May 22, 2018. The Implementation Framework furthers the implementation of urban village plans by outlining a zoning framework that helps to streamline the entitlement process for developments that are consistent with the urban village plan applicable to the area.

The Implementation Framework also establishes an Urban Village Amenity (UVA) Program to provide necessary amenities and public improvements within urban villages. Community members, in coordination with City staff, will determine the amenities and public improvements.

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Which development projects are subject to the Implementation Framework?

Market rate private development projects located within an urban village that propose to rezone property from an employment-based zoning district (commercial or industrial zoning districts) to a zoning district that allows residential or development with a residential component (mixed-use) are subject to this Implementation Framework.

To find out if a property is located within an urban village, search the address in the Growth Areas 2040 interactive map.

Which development projects are exempt from the Implementation Framework?

The Implementation Framework shall not apply to:
  • Wholly commercial projects;
  • 100% deed restricted affordable housing projects;
  • Signature Projects, as defined by Implementation Policy IP-5.10 in the General Plan;
  • Planned Development Zonings and discretionary development permits on file with full payment of initial application fees prior to the adoption of this Implementation Framework (May 22, 2018).

Examples scenarios of private development projects

Example 1

 Project Facts  Project Description Subject to Implementation Framework?
  • Project submitted on May 20, 2018
  • Located within an approved Urban Village Plan
Rezoning a property from the CP Commercial Pedestrian Zoning District to the R-M Multiple-Residence Zoning District NO
The project is not subject to the Implementation Framework because it was submitted to the City prior to the adoption of the Implementation Framework.

Example 2

 Project Facts  Project Description  Subject to Implementation Framework?
  • Project submitted on February 14, 2019
  • Located within an approved Urban Village Plan
Rezoning a property from the CN Commercial Neighborhood Zoning District to the R-M(PD) Planned Development Zoning District and a Planned Development Permit to allow for a mixed-use project with up to 75 residential units and approximately 10,000 square feet of ground-floor commercial uses  YES
The project is subject to the Implementation Framework because it involves a rezoning action that proposes to change a commercial zoning district to a zoning district that allows for residential, and because it was submitted to the City after the adoption of the Implementation Framework.

Example 3

 Project Facts  Project Description  Subject to Implementation Framework?
  • Project submitted on June 9, 2018
  • Located within an approved Urban Village Plan
Site Development Permit to allow the demolition of an approximately 30,000 square foot commercial building and to allow the construction of an approximately 50,000 square foot commercial building in the CG Commercial Zoning District  NO
The project is not subject to the Implementation Framework because it is a wholly commercial project and does not propose to rezone the project site from a commercial zoning district to a zoning district that allows residential uses.

Example 4

 Project Facts  Project Description  Subject to Implementation Framework?
  • Planned Development Rezoning submitted on March 13, 2018
  • Planned Development Permit submitted on August 8, 2019
  • Located within an approved Urban Village Plan
Rezoning a property from the CO Commercial Office Zoning District to the CP(PD) Planned Development Zoning District to allow for mixed-use development. An application for a Planned Development Permit to allow for a mixed-use building with up to 90 residential units. NO
The project is not subject to the Implementation Framework because the rezoning was submitted to the City prior to the adoption of the Implementation Framework.

What is the process?
Projects that are subject to this Implementation Framework are required to follow these steps:

  1. Obtain a Planning Consultation to request the Urban Village Amenities Contribution Calculation.
  2. Submit a Rezoning application and a Development Permit application to the City for review. This includes hiring an environmental review consultant (to ensure involvement in entire project process). A developer may elect to propose amenities at the Rezoning application, but this will be subject to change based on community feedback.
  3. Host a community meeting to discuss the Rezoning and receive input on the type of amenities the community would like to see with the project. One or more community meetings will be required for projects subject to the Implementation Framework.
  4. Incorporate requested amenities into the project and project description. If a Development Permit application was not submitted at the same time as the Rezoning, then submit the application for staff review.
  5. Begin environmental scoping with the Environmental Team and traffic scoping with the Traffic Team.
  6. Submit plans revised as necessary to reflect added amenities for City staff review.
  7. As necessary to address staff’s comments and community concerns, resubmit revised plans.
  8. Complete Environmental clearance and clearance from Planning, Public Works, and Housing.
  9. Prepare the project for Planning Commission and City Council hearings.
  10. If the project is approved, then submit for subsequent permits. Payment of the Urban Village Amenities Contribution (if amenities are not constructed as part of the project) is due upon issuance of building permits where a full assessment will be made.

Should the developer decide to monetarily contribute to the Village Amenities, an estimate of cost will be given at the initial comment letter.

View the printer-friendly version of the process.