HomeMy WebLinkAbout103-Attachment 2: Plannnig Commission Staff Report - May 11, 2011.pdfREPORT TO THE PLANNING COMMISSION
Application No./Location: ZOA11-0001 – Zoning Ordinance Amendment
GPA11-0001 – General Plan Amendment
Subject: Ordinance Amending Mixed-Use Development Standards and an amendment to the General Plan Land
Use Element
Location: City Wide
Applicant: City of Saratoga
Staff Planner: Christopher Riordan, AICP
Meeting Date: May 11, 2011
Department Head: Christopher Riordan, AICP
RECOMMENDED ACTION: It is recommended that the Planning Commission review and make recommendations to the City
Council on the following:
1. A draft Zoning Ordinance Amendment regarding modifications to the Mixed Use Development Standards [City Code Sections 15-58.020(c) and 15-58.020(d)]
2. Amendments to the General Plan Land Use Element.
BACKGROUND:
Joint Council/Commission Meeting – July 21, 2010 At their July 21, 2010 Joint Meeting, the City Council and the Planning Commission
(Commission) discussed policy issues arising from a proposed citizens’ initiative including
Measure Q and proposed zoning code and General Plan amendments. At the meeting the City
Council directed the Planning Commission to review and make recommendations regarding (a) a
General Plan Amendment to clarify that previously approved density increases apply only to the existing C-N(RHD) zoning district; and (b) Zoning Amendments concerning mixed use projects.
Commission Study Session – March 23, 2011
The Commission reviewed the proposed amendments to the Mixed Use Development Standards
and the General Plan Land Use Element during a March 23rd
, 2011 Study Session. During the meeting the Commission made the following recommendations and suggestions:
Zoning Code: Mixed Use Density
The Commission discussed the proposed changes to City Code Section 15-58.020(c) and
recommended that the original text not be modified.
Zoning Code: Shared Parking for Mixed Use Project
The Commission did not reach a consensus on this issue. The Commission asked Staff to clarify
the definition of “project” with respect to allowing shared parking on projects with fewer than
five residential units and if a “project” would be defined as a building addition, a building renovation, or a new building. Staff did discuss the definition of “project” with the City
Attorney. As the word “project” is currently used in the City Code, shared parking could be
allowed on building additions, renovations, and new buildings.
The Commission also discussed the current parking moratorium for the Village and the possible impacts caused by shared parking.
General Plan: Description of the Commercial Retail Land Use Designation
The Commission discussed the proposed changes to the description of the Commercial Retail
Land Use Designation City Code Section 15-58.020(c) and recommended that the text be modified to include the proposed changes.
General Plan: Modification of Table LU-1 (Land Use Categories)
The Commission discussed the proposed changes to General Plan Land Use Table LU-1 and
recommended that the table be modified to include the proposed changes.
REPORT SUMMARY The following table is a summary of changes proposed in the Zoning Ordinance Amendment for
Article 15-58 - Mixed Use Development Standards and the General Plan Land Use Element.
The specific text of the proposed amendments is included in the attachments.
Topic Current Approach Proposed Changes
Zoning Code: Mixed Use Density City Code Section 15-58.020(c) requires mixed use projects to have a
residential floor area of at least 50% of the project’s total floor area and
allows the Planning Commission to
approve a higher percentage of residential floor area (and
commensurately less other mixed use)
if certain findings can be made..
The proposed amendment would permit projects with residential floor areas in
excess of 50% of total floor area only for projects with fewer than five residential
units. The Planning Commission approval
and findings requirement would remain.
Zoning Code: Shared Parking for Mixed Use Projects
City Code Section 15-58.020(d) allows both the commercial and residential uses of a mixed use project
to share parking if approved by the Planning Commission if it is found to
have no adverse impacts on adjacent
uses.
The proposed amendment would only allow the Planning Commission to approve shared parking only on projects
with fewer than five residential units.
General Plan: Description of the The description of the Commercial Retail (CR) land use designation on The proposed amendment would state that the commercial area near Prospect Avenue
Topic Current Approach Proposed Changes
Commercial Retail Land Use
Designation
Page 12 of the Land Use Element includes a statement that the “The
commercial area near Prospect Road
and Lawrence Expressway is suitable for high density mixed use
development with a minimum density
of 20 units per net acre and for emergency shelters, transitional
housing, and supportive housing for homeless individuals and families.”
and Lawrence Expressway is the only CR land use designation suitable for high
density mixed use development with a
minimum density of 20 units per net acre and for emergency shelters, transitional
housing, and supportive housing for
homeless individuals and families.”
General Plan: Modification of
Table LU-1 (Land
Use Categories)
The description of the Commercial Retail (CR) land use category in Table
LU-1 on Page 16 of the Land Use
Element states that high density mixed use projects and emergency shelters,
transitional housing, and supportive
housing for homeless individuals and families are appropriate consistent
with applicable zoning.
The proposed amendment would change the description of the Commercial Retail
(CR) land use category to state that high
density mixed use projects and emergency shelters, transitional housing, and
supportive housing for homeless
individuals and families are appropriate in the commercial area near Prospect Avenue
and Lawrence Expressway consistent with
applicable zoning.
ENVIRONMENTAL DETERMINATION:
The proposed amendments and additions to the City Code are Categorically Exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guideline section 15061(b)(3). CEQA applies only to projects which have the potential of causing a significant
effect on the environment. Where it can be seen with certainty that there is no possibility that the
activity in question may have a significant effect on the environment, the activity is not subject
to CEQA. FISCAL IMPACT(S): There are no negative fiscal impacts associated with the approval of the proposed ordinance.
ALTERNATIVE ACTION(S): None FOLOW UP ACTIONS(S):
As directed.
ADVERTISING, NOTICING AND PUBLIC CONTACT: Notice of this meeting was properly posted and published in the Saratoga News on 27 April 2011.
The Saratoga News is a newspaper having general circulation in the City. Staff has not received
any negative comments on the proposed amendments as of the writing of this staff report.
ATTACHMENT:
• Resolution