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Record of Proceedings

Novato Planning Commission Meeting, July 27, 2026: Zoning Text Amendments and TDR Ordinance

City Council — Monday, July 27, 2026
BodyNovato, California
SessionCity Council
DateMonday, July 27, 2026
StatusFILED
Video Record
0:00 / 1:00:35

Original source
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0:04

Good evening.

0:05

The uh normal chair is out of town, so as the vice chair, I'm taking over the role for this evening.

0:11

Um I think I need to have a roll call of uh call to order and then a roll call.

0:17

That's correct.

0:20

Oh, I'll make the call.

0:21

Okay.

0:21

So uh Commissioner Roche.

0:23

Here.

0:24

Commissioner Havill.

0:25

Here.

0:25

Commissioner Grinkin?

0:27

Here.

0:28

And Commissioner Tieran is here.

0:30

Excellent.

0:30

We have quorum.

0:32

Oh so I need a motion to approve our final agenda.

0:37

So moved.

0:37

Second second.

0:38

Go ahead.

0:39

Okay.

0:39

And I'll make a roll call in favor of Commissioner Road.

0:42

Hi.

0:43

Commissioner?

0:44

Aye.

0:45

Commissioner Grinky.

0:46

Hi.

0:46

And Tiernins and I.

0:49

At this stage we have public comment.

0:51

So if there's something other than what's on our agenda for this evening, I would welcome your comments.

0:59

So the next item before us is our consent calendar.

1:02

It is the extension of the Woodhollow residents.

1:06

Unless a commissioner wants to question it or have any kind of further discussion, consent calendar is typically you know a motion.

1:14

Yeah, I'd move that we approve the extension or the consent item of agenda.

1:21

Excuse a second.

1:24

Second.

1:25

Okay.

1:25

Oh so Commissioner Roach is an aye.

1:28

Commissioner Havill?

1:29

Hi.

1:30

Commissioner Grinkin?

1:30

All right.

1:31

And Tieran is an aye as well.

1:32

That would be a four-zero with three missing.

1:35

Um at this stage, there's no unfinished or other business, uh, but before us are some amendments for the public hearing tonight.

1:43

Consideration of amendments to the chapter 19 zoning ordinance of our municipal code, um, land use categories, um, implementing programs, and the six-cycle housing element.

1:56

Um the staff for this is um yeah.

2:02

This is feedback.

2:03

Yes, that we can.

2:04

Yes.

2:05

Um if you the floor is yours.

2:07

Yeah.

2:08

Uh good evening, commissioners.

2:10

My name is Vivek Dalmadarin, senior planner with the planning division.

2:14

Uh, and tonight I'm joined by my colleague Brett Walker, senior planner as well, uh, and we will be presenting the zoning ordinance amendment item.

2:23

Tonight the planning commission will be considering adoption of a resolution recommending the city council amend Chapter 19 of the Novato Municipal Code to modify uh several zoning ordinance divisions and sections and to establish division 19.29 and section 19.34.028 and finding the amendments are not subject to further environmental review uh pursuant to California Environmental Quality Act or CEQA guidelines section uh 15162, 15183, and 15061B3.

3:02

Staff would like to highlight some of the notable amendments that are being presented tonight.

3:07

Um these include uh changes to the zoning district descriptions to reflect updated definitions and development intensities in Novato General Plan 2035, uh land use table formatting changes and internal zoning ordinance consistency corrections, uh changes to the zoning districts development standards tables to reflect the updated general plan definitions and development intensities.

3:36

Uh a new zoning ordinance section to provide consistent permit processing requirements and procedures for housing development projects in accordance with state laws, uh an alternate option to the master plan and precise development plan process for housing development projects, and finally a new zoning ordinance section to allow for the transfer development rights to further protect listed historic and environmental resources.

4:07

The proposed amendments will modify descriptions and development standards for all zoning districts to reflect the updated definitions and development intensities specified in VOTO General Plan 2035.

4:20

These modifications are necessary to maintain internal consistency between the general plan and the zoning ordinance.

Discussion Breakdown — Share of Meeting
Land Use Policy█████████████████████████████████████████████70%
Affordable Housing█████████14%
Procedural██████9%
Community Engagement█2%
Public Engagement█2%
Housing█2%
Historic Preservation█1%
Summary of Proceedings

Novato Planning Commission Meeting - July 27, 2026

The Novato Planning Commission met on July 27, 2026, at 7:00 PM at Novato City Hall. Commissioners considered three main items: a consent item for a time extension of the Wood Hollow Residences, a public hearing on comprehensive zoning ordinance amendments (including a new Transfer of Development Rights program), and the election of a new Chair and Vice Chair. All votes were unanimous (4-0) with three members absent.

Consent Calendar

  • Wood Hollow Residences Time Extension: Approved a three-year time extension for the vesting tentative subdivision map and design review approvals at 100 Wood Hollow Drive (APN 125-202-17). The item was approved by a 4-0 vote.

Public Comments & Testimony

  • Sylvia (public speaker) questioned the Transfer of Development Rights (TDR) program, noting that receiving-site units would not be subject to the city's affordable housing requirements, which seemed contrary to the goal of increasing affordable housing. She also sought clarity on what constitutes "environmental resources" for donor sites. Staff responded that the TDR ordinance is discretionary and that the affordable housing exemption was included as an incentive for developers. The speaker expressed skepticism that the program would result in more affordable units.

Discussion Items

  • Zoning Ordinance Amendments (Public Hearing F.1): Senior Planner Vivek Dalmadarin and Senior Planner Brett Walker presented a package of amendments to Chapter XIX of the Novato Municipal Code. Key changes included:
    • Updating zoning district descriptions and development standards to align with General Plan 2035.
    • Reformatting land use tables for clarity.
    • Creating a new section (19.34.028) for Housing Development Projects, establishing two review tiers: Community Development Director for projects with 150 or fewer units, and Planning Commission for larger projects. Decisions would not be appealable under state law.
    • Creating an alternate path for housing development projects to use underlying zoning standards instead of requiring master plans and precise development plans.
    • Establishing a new Transfer of Development Rights (TDR) program (Division 19.29) to protect historic and environmental resources. Donor sites could be historic properties or environmentally constrained sites (e.g., wetlands, hillsides). Receiving sites would be limited to the Downtown and North Redwood Corridor areas, and could add up to 25% more units above the general plan density. Those extra units would be exempt from the city's affordable housing requirements. TDR transfers would require a use permit and could involve multiple receiving sites.
  • Commissioner questions addressed the 150-unit threshold (a state mandate), the TDR mechanics, and the exemption from inclusionary housing. Staff clarified that the TDR program is a new tool and that it was designed to incentivize density in areas near services. Commissioners expressed concern about loss of local control due to state housing laws but generally supported the cleanup and streamlining efforts.

Key Outcomes

  • Zoning Ordinance Amendments: The Commission voted 4-0 to adopt a resolution recommending that the City Council approve the amendments as presented, including the TDR program and housing development project review process. The motion included the finding of CEQA exemption under Guidelines Sections 15162, 15183, and 15061(b)(3).
  • Election of Officers:
    • Chair: Peter Tiernan was nominated and elected by acclamation.
    • Vice Chair: Commissioner Roche (or another commissioner) was nominated and elected by acclamation (white ballot).

Meeting Transcript

Good evening. The uh normal chair is out of town, so as the vice chair, I'm taking over the role for this evening. Um I think I need to have a roll call of uh call to order and then a roll call. That's correct. Oh, I'll make the call. Okay. So uh Commissioner Roche. Here. Commissioner Havill. Here. Commissioner Grinkin? Here. And Commissioner Tieran is here. Excellent. We have quorum. Oh so I need a motion to approve our final agenda. So moved. Second second. Go ahead. Okay. And I'll make a roll call in favor of Commissioner Road. Hi. Commissioner? Aye. Commissioner Grinky. Hi. And Tiernins and I. At this stage we have public comment. So if there's something other than what's on our agenda for this evening, I would welcome your comments. So the next item before us is our consent calendar. It is the extension of the Woodhollow residents. Unless a commissioner wants to question it or have any kind of further discussion, consent calendar is typically you know a motion. Yeah, I'd move that we approve the extension or the consent item of agenda. Excuse a second. Second. Okay. Oh so Commissioner Roach is an aye. Commissioner Havill? Hi. Commissioner Grinkin? All right. And Tieran is an aye as well. That would be a four-zero with three missing. Um at this stage, there's no unfinished or other business, uh, but before us are some amendments for the public hearing tonight. Consideration of amendments to the chapter 19 zoning ordinance of our municipal code, um, land use categories, um, implementing programs, and the six-cycle housing element. Um the staff for this is um yeah. This is feedback. Yes, that we can. Yes. Um if you the floor is yours.

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