Planning & Community Development Interim Development Process to Implement the General Plan Land Use Element City Council July 11, 2016

Planning & Community Development Background 2015 General Plan Update  Land Use Diagram: What changed?  New land use categories (e.g. Mixed Use, R&D Flex Space)  Updated residential densities  New Floor Area Ratios (FAR)  Previous Land Use Diagram did not designate uses, density, or FAR in specific plan areas.  Deferred to specific plans. 2

Planning & Community Development Background Existing zoning code and specific plans may be inconsistent with this updated General Plan in some locations. The Zoning Code ordinance and specific plans must be updated to be consistent. 3

Planning & Community Development Background Implementation of 2015 Land Use Element  Three-year work program  Specific Plans  Revise six Specific Plans  Create Lamanda Park Specific Plan  Eliminate West Gateway Specific Plan  Update the Zoning Code & Zoning Map  Establish/consolidate citywide Design Guidelines  City in process of selecting consultants for work program.  Work expected to commence Fall

Planning & Community Development Background Development projects submitted during the update period must comply with the current zoning regulations (e.g. uses, height, size, setbacks). Where there is an inconsistency between General Plan and zoning code these projects may not be able to fully implement the new General Plan.  For example, some projects may propose more residential units, or be larger, than permitted current Zoning Code regulations. 5

Planning & Community Development Background Current method to apply Land Use Diagram:  Planned Developments allow for some flexibility from specific plans and zoning code for larger projects/sites to achieve a comprehensive vision.  FAR up to 3.0  Residential density up to 87 units/acre  Land uses need not be consistent with Specific Plans, but must be consistent with Land Use Diagram 6

Planning & Community Development Background To address other projects that could be submitted while the implementation work is on-going, the City Council directed staff to explore a Zoning Code Amendment to create an ‘interim’ process to implement Land Use Diagram:  Land uses;  Floor Area Ratios; and  Residential Densities. 7

Planning & Community Development Interim Development Process Could allow developer to utilize Land Use Diagram (land uses, floor area ratios, and residential densities) even where not consistent with existing zoning regulations. Development would be reviewed on a case-by-case basis ahead of specific plan update process. Short-term development may not be consistent with updated specific plans and zoning regulations.  i.e., in some areas the updated specific plans may permit less residential density and floor ratios, or limited land uses, than the General Plan. 8

Planning & Community Development Land Use Diagram 9

Planning & Community Development Next Steps 10

Planning & Community Development Planning Commission Planning Commission discussed three options: 1)Apply current zoning development standards with land uses, floor area ratios, and residential densities from Land Use Diagram. 2)Reduce minimum site area for Planned Developments from two acres to one acre. 3)Create a new discretionary process that would allow for the creation of specialized development standards for new projects, regardless of size of site. All options would be initiated by an applicant (rather than City) and reviewed by Planning Commission prior to City Council decision. 11

Planning & Community Development Planning Commission Commission acknowledged such an interim development review process may be necessary/appropriate. Commission was concerned about the type of development that could occur absent the creation of specific development standards as part of the specific plan updates and related public process. 12

Planning & Community Development Planning Commission Discussion Generally supportive of option #1  Appropriate hearing body?  Hearing Officer, Board of Zoning Appeals, Planning Commission, or City Council If City Council has “priority areas” for re- development, option #1 may be appropriate for those areas.  Would not prohibit new development elsewhere, but would require consistency with existing zoning regulations. 13

Planning & Community Development Planning Commission Discussion Use option #1, but with pre-determined list of allowed deviations to achieve land uses, floor area ratios, and/or residential densities:  For example, height increase of 10%, setback reductions, etc.  Limit number of allowed deviations.  List of deviations would be created as part of Interim Development Process Zoning Code Amendment. 14

Planning & Community Development Planning Commission Not supportive of option #2 to reduce size of new Planned Developments to less than two acres. Not supportive of Option #3 to create specialized zoning districts. 15

Planning & Community Development Staff Recommendation Option #1 (apply existing Zoning Code development standards):  Require a community benefit, such as:  Increase number of affordable units above Inclusionary Housing Ordinance (15%) to as high as 20% or 25%;  Require all affordable units to be on-site;  Publically-accessible open space, with requirements on size and location;  Land donation to City for public use.  e.g. open space/parks  Charge development fee on non-residential projects to fund acquisition of open space land in specific plan where project is located. 16

Planning & Community Development Specific Plan Examples 17 General Plan Land Use Existing Residential Density Range General Plan Residential Density Range Low Mixed-UseHousing Not Allowed 0-32 du/acre Medium Mixed-UseHousing Not Allowed 0-87 du/acre East Colorado Specific Plan

Planning & Community Development Specific Plan Examples 18 South Fair Oaks Specific Plan General Plan Land Use Existing Residential Density Range General Plan Residential Density Range High Mixed UseHousing Not Allowed 0-87 du/acre

Planning & Community Development Specific Plan Examples 19 General Plan Land Use Existing Residential Density Range General Plan Residential Density Range Low-Med Mixed Use0-32 du/acre0-48 du/acre Med-Mixed Use du/acre0-87 du/acre * Most areas already allow mixed-used development * Existing maximum height: 36’ – 40’ FGSP prohibits residential uses in the southwest corner of Fair Oaks and Orange Grove Blvd with a maximum height of 40’. Fair Oaks/ Orange Grove Specific Plan

Planning & Community Development Next Steps If City Council supports the creation of an interim development process:  City Council-initiation of Zoning Code Amendment;  Planning Commission review and recommendation; and  City Council decision. 20

Planning & Community Development Interim Development Process to Implement the General Plan Land Use Element City Council July 11, 2016

Planning & Community Development Current Affordable Housing Processes

Planning & Community Development Interim Development Process Current processes to provide affordable housing:  Inclusionary Housing  15 % of units provided to low or moderate income households; In-lieu fee; off-site units; or land donation (for construction of inclusionary units).  Density Bonus  Percentage increase in units above maximum density  e.g. 5% very-low income households = 20% density increase  e.g. 10% low income households = 20% density increase  e.g. 10% moderate income households = 5% density increase  Affordable Housing Concession Permit  Allows for up to three concessions (i.e., deviations) from Zoning Code development standards 23

Planning & Community Development Interim Development Process Staff recommendation:  Increase percentage of affordable housing and require location on-site.  Would likely apply to projects where more than three concessions would otherwise be requested in Affordable Housing Concession Permit and where more than a 35% density increase is requested.  Would limit residential densities and floor area ratio to maximums on Land Use Diagram  Affordable Housing Concession Permit does not limit amount of deviation. 24