Developer says form-based code process stalled Main Street rebuild; council and staff praise recent successful application

A developer told the Sunset City Council during public comments on March 18 that the city’s form-based code process had delayed revitalization of a burned Main Street property and that staff returned his early worksheets twice without clear guidance.

“I submitted our first…form that we've turned in twice has been rejected. I don't know. They haven't told me what is wrong with it other than that a lot of it…is irrelevant at this early stage,” Joseph Cook told the council during the public-comment period, describing a project that burned down two years ago and efforts to compete for investment with neighboring cities.

Cook said his team received only sewer-location information from Public Works and that other needed clarifications were not provided by email. He asked for a meeting with the planning commission and city staff to resolve outstanding issues.

At the same meeting the council approved land-use for a separate project at 1300 North. Council members and staff used that approval to contrast a successful project that worked with planning staff and the commission. Public Works Director Monroe (referred to in meeting as Director Monroe) praised planning staff for implementing the form-based code properly and said the rulebook protects residents and ensures developers meet requirements.

Why it matters: the city adopted a form-based code intended to guide design and placement of new development. Developers’ ability to obtain clear early-stage guidance affects whether investment moves forward and whether burned or vacant sites return to productive use.

What was said - Joseph Cook (developer/public commenter): “I submitted the first form…we submitted our first…form that we've turned in twice has been rejected. I don't know. They haven't told me what is wrong with it other than that a lot of it…is irrelevant at this early stage.” - Director Monroe (Public Works): said the form-based code is “daunting even for me” and praised planning staff for learning and applying the code to protect residents and avoid mid-project surprises.

Discussion vs. decision: Cook’s remarks were part of the public-comment period; they did not generate a formal council motion. The council separately voted to approve land-use for the 1300 North project, which staff said followed planning-commission recommendations and will proceed to civil engineering review.

Clarifying details - Cook said the form-based code worksheet is eight pages and that early elevation and façade details are “irrelevant” at the earliest site-plan stage until the building “box” and setbacks are set. - Planning staff told the council that the 1300 North project had been reviewed by staff (Nicole and Sarah) and that planning-commission recommendation was to approve land use; the developer will return for civil engineering and development review.

Ending Council members and staff characterized the form-based-code rollout as a learning process; staff encouraged developers to coordinate early with planning and technical reviewers, and the council approved a separate project that staff said had followed the new process.