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Agenda Item 23.

City Council Meeting

Meeting Date:	01/15/2019
FROM:	Bill Gallardo

Subject:

Consideration to initiate the review process for an amendment to change the boundaries of the Zoning Map from Industrial Commercial (CM) to Planned Community (PC) for property located at the southeast corner of Mercury Lane and Berry Street. Applicant: Manley-Fanticola, LLC.

RECOMMENDATION

Receive staff briefing and provide direction to initiate the PC review process and consider amending the boundaries of the PC zone to include the property at the southeast corner of Mercury Lane and Berry Street including:

Provide any early input and direction to staff regarding any areas of analysis or information Council Members will want to receive as part of their review consideration for the proposed project.
Provide any early direction to staff concerning Council Members expectations for project associated community benefits which will be a component of Council's consideration of the Development Agreement review.

BACKGROUND/DISCUSSION

BACKGROUND

In October 2018 the City Council approved an amendment to the General Plan and Zoning Ordinance to update the Planned Community zone to meet current planning practices, provide needed structure to the process and establish a clear process to consider projects that would require development standards or uses that do not already apply to a given property.

Under the revised code, properties zoned PC can be considered for potential uses and development standards outside of the typical standards allowed elsewhere in the City. The intent of this Zoning District is as follows:

“The purpose of this zone is to encourage, preserve and improve the health, safety and general welfare of the community by encouraging the use of contemporary land planning principles. The provisions of this zone are intended to allow diversification of uses, use relationships and heights of buildings, and open spaces in planned building groups while ensuring compliance with the spirit and intent of the zoning code and the City’s adopted General Plan.”

The first step prescribed by the new process is for the Council to act to initiate an amendment to the boundaries of the PC Zone to include new properties. This step in the process is not an approval or even an endorsement of any proposed development project, but simply an indication the Council is willing to consider the project pending a full review and study as outlined by the provisions of the PC process. This is the Council’s early opportunity to share with staff and the applicant early direction related to project review to better understand the concerns and challenges with the proposed zoning change. It is also an early opportunity for the City Council to provide comment regarding the community benefits necessary for considering a Development Agreement and to ensure any proposed project meets the needs of the community.

DISCUSSION

The City has received an application to initiate an amendment to the boundaries of the PC Zone to include the property located on the southeast corner of Mercury Lane and Berry Street. The attached summary sheet outlines the site location, existing site and neighborhood conditions and provides a general overview of the request.

This is a request to consider high density residential uses at the southeast corner of Mercury Lane and Berry Street. The PC zone would replace the current C-M, Commercial Industrial zoning designation. The applicant proposes to construct 120, Workforce Housing Apartments within a 171,433 square foot podium-style, five-story building.

The request for this change in zone and master plan would be reviewed by the Planning Commission before final consideration by the City Council. A Development Agreement is also required as part of the process to act to approve this change of zone and must demonstrate community benefits are realized from the project, to the City Council's satisfaction. With any City Council initiation of the PC project review process, Staff will initially engage with the Council's Development Committee for a more detailed discussion regarding community benefits direction.

Should the Council agree to initiate this request the applicant detailed submittal requirements will include the following:

Detailed site plans
Grading, drainage and utility plans
Details for parking areas, alternative transportation and infrastructure
Landscape, fencing and hardscape plans
Architectural plans
Illustrations and view renderings
Color and materials boards
And public and private amenities.

These plans will go through all the technical review typical to all development applications in the City and will be analyzed for consistency and compatibility with the City’s current development patterns and goals and policies of the General Plan. The project will also be subject to the review process prescribed by the California Environmental Quality Act (CEQA) including all public review for the community as well as adjacent communities and agencies.

As part of the submittal, the applicant will prepare a Planned Community Master Plan for Council's eventual consideration for action. The Master Plan includes the following elements, as prescribed within the PC chapter of the zoning code:

Land Use Element
Circulation Element
Population Element
Public Services and Facilities Element.
Additional Elements as deemed necessary for evaluation of the project can also be provided. Examples could include, urban design, sustainability, and/or cultural arts elements.

RESPECTFULLY SUBMITTED:

William Gallardo, City Manager
Prepared by: Jennifer A. Lilley, City Planner
Concurrence: David Crabtree, Community Development Director

Attachments
PC Zone Request Summary Sheet