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General Plan Annual Report and Land Use Element Text Amendments. Applicant: City of Alameda. Public hearing to consider an Annual Report on the Status of the General Plan and proposed General Plan Text Amendments to resolve conflicting language between the residential density standards in the 1991 Land Use Element with the residential density standards adopted in the 2012 Housing Element to bring the General Plan into conformance with state housing law. The amendment also includes clarifications regarding business park development standards and an update to the development and demographic projections for the period 2020-2040. The proposed amendments are categorically exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3), the general rule that CEQA only applies to actions that have the potential to cause a significant impact on the environment
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General Plan Annual Report and Land Use Element Text Amendments. Applicant: City of Alameda. Public hearing to consider an Annual Report on the Status of the General Plan and proposed General Plan Text Amendments to resolve conflicting language between the residential density standards in the 1991 Land Use Element with the residential density standards adopted in the 2012 Housing Element to bring the General Plan into conformance with state housing law. The amendment also includes clarifications regarding business park development standards and an update to the development and demographic projections for the period 2020-2040. The proposed amendments are categorically exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3), the general rule that CEQA only applies to actions that have the potential to cause a significant impact on the environment
EXECUTIVE SUMMARY:
Every city and county in the State of California is required to adopt and maintain an up-to-date General Plan, which establishes the local development and conservation policies necessary to guide physical development and protect the general health, safety and welfare of the community. The General Plan should be an “integrated, internally consistent and compatible statement of policies for the adopting agency.” (Government Code section 65300.5.)
This annual report on the status of the General Plan provides an opportunity for the Planning Board and community to consider the status of the General Plan and any necessary changes or revisions necessary to ensure an up-to-date, internally consistent General Plan to guide the City of Alameda decision-making. The City of Alameda General Plan is available at: <https://alamedaca.gov/community-development/planning/general-plan>.
Staff is recommending several changes to the Land Use Element to update information and eliminate internal inconsistencies.
BACKGROUND
In 1991, the City Council adopted a comprehensive update of the City of Alameda General Plan to serve the community and guide decision-making for the period 1990 through 2010. Within two years of adopting its new 20 year General Plan, the City of Alameda was notified that the Federal Government would be vacating the western third of the island of Alameda, which it had occupied since 1940. The 1991 General Plan did not anticipate or plan for the closure of the Naval Air Station.
Since 1993, the Alameda community, Planning Board, and City Council have been working to update the General Plan to reflect community priorities and new State requirements. The major accomplishments and amendments include adoption of the following:
• NAS Alameda Community Reuse Plan in 1996;
• Alameda Landing/Bayport General Plan and zoning amendments for the first phase of the redevelopment of the former air station in 1999;
• Alameda Point General Plan Element in 2003;
• Housing Element in 2005 for the period 2001-2007;
• Northern Waterfront Element of the General Plan in 2007;
• Comprehensive update of the 1990 Transportation Element of the General Plan in 2008;
• Amendment to the NAS Alameda Community Reuse Plan in 2009;
• Comprehensive update of the retail policies of the Land Use Element in 2010;
• Comprehensive update of the Housing Element for the period 2008-2015 in 2012;
• Update of the Housing Element for the period 2015-2023 in 2014;
• Alameda Point General Plan amendments, Master Infrastructure Plan, Transportation Plan, and Zoning Amendments in 2014; and
• Comprehensive update of the 1990 Safety and Noise Element in 2017.
discussion
Staff recommends that the Planning Board and City Council seek community input and update the General Plan to ensure internal consistency and reflect current conditions, State requirements, and community priorities. The priorities and possible schedule for consideration include:
1. Land Use Element Update: In 2018/2019, revise and update Sections 2.2 (Land Use Classifications) and 2.3 (General Plan Holding Capacity) of the 1991 Land Use Element to ensure internal consistency between the 1991 Land Use Element land use classifications and the 2014 Housing Element update and state housing laws, and revise and update the 1990-2010 demographic and development projections in the Land Use Element for the period 2020-2040. These amendments are discussed in detail below and are necessary to ensure clear direction for near term decision-making. The current Land Use Element of the General Plan is attached for information purposes as Exhibit 1.
2. Format Consistency Update: In 2019, revise the General Plan to create a consistent format for all elements and a consistent policy numbering and cross referencing system for all policies.
3. Climate Change and Open Space and Conservation Element Update: In 2019/2020, revise and update General Plan policies to support the upcoming Citywide Climate Action Plan update. Concurrently update the 1991 Introduction chapter and the 1991 Open Space and Conservation Element.
4. Housing Element Update: In 2021, begin housing opportunity site analysis for Housing Element update for the period 2023-2030.
Below is a discussion of each of the proposed updates described in #1 above.
1. Land Use Element Update
A. Land Use Element Section 2.2 Residential Land Use Classification Amendments:
In 2012, the City Council adopted a comprehensive update to the General Plan Housing Element, General Plan Diagram, Zoning Map and Alameda Municipal Code (AMC) to bring the City of Alameda’s General Plan and Zoning Ordinance into conformance with state law. In addition to the update to the Housing Element and General Plan Diagram, to achieve certification, the City Council adopted a Multi-family Residential Combining Zone Ordinance (“MF Overlay Zone”), which permits multifamily housing by right, and applied the new MF Overlay Zone to the appropriate housing opportunity sites identified by the Housing Element. The MF Overlay Zone established a 30 unit per acre density standard to comply with the requirements of Government Code section 65583.2(c)(3)(B)(iv). The amendments were adopted after approximately two years of public workshops and extensive negotiations with the State of California Department of Housing and Community Development (HCD), but upon final approval by the City Council in July 2012, the State of California certified the City of Alameda General Plan as being in compliance with state housing law for the first time in 25 years.
During the public hearings on the Encinal Terminals Master Plan and Density Bonus Application, Alameda resident Mr. Paul Foreman identified an inconsistency between the residential density standards described in the land use classifications section of the Land Use Element adopted in 1991 and the residential density standards adopted in the Housing Element in 2012, which brought the General Plan into conformance with state housing law. Although the inconsistencies did not impact the Encinal Terminals decisions, they should be corrected to ensure internal consistency between General Plan elements and state law.
The specific language in the 1991 Land Use Element that is at issue is in Section 2.2 “Land use Classification”, which states:
“Residential densities are expressed in housing units per net acre, exclusive of land used or to be used for public or private streets. Where new streets will be needed, the land area to be occupied by streets is to be subtracted before calculating density or ratio of floor area to site area.”
The description of the Medium-Density Residential Land Use classification further states:
“Density range for additional units: 8.8 to 21.8 units per net acre. Projects of five or more units with 20 percent of the units affordable to lower-income households earn a state-mandated density bonus permitting up to 26.1 units per net acre.”
These three sentences from the 1991 Land Use Element are inconsistent with state law and the 2014 Housing Element, and they are out of date. State housing law and State Density Bonus Law require that the amount of housing allowed on a privately owned parcel of land be determined by the gross acreage of land owned by the property owner. State law does not allow the City to deduct lands used for streets, alleys, or driveways on the property owner’s land when calculating the total number of units allowed. For example, if a property owner owns 10 acres of land that is zoned to permit a maximum density of 30 units per acre, then the property owner is entitled to 300 units (10 acres x 30 units/acre). If the property owner constructs a street on his or her property to provide access to the 300 units, and the street occupies one acre, the City cannot require that the applicant reduce the number of units to 270 because one acre was used for a driveway or street (9 acres x 30 units/acre); in such case, the property owner is still entitled to a maximum density of 300 units.
State Density Bonus Law was amended in 2016 to explicitly state that the law must be interpreted liberally to produce the maximum number of housing units. The law was also recently clarified to state that base density is calculated using the “otherwise maximum allowable gross residential density.” Additional information about State Density Bonus Law is available in the February 8, 2018 Housing Law Memorandum presented to the Planning Board and City Council, which is available online at <https://alamedaca.gov/residents/housing> and incorporated by reference.
Furthermore, the language referencing a maximum density of 21.8 units per acre is inconsistent with the 2014 Housing Element and the AMC. Lands in Alameda zoned with the MF Overlay Zone allow a maximum density of 30 units per acre, not 21.8 units per acre. Finally, the sentence referencing a 20% “state-mandated density bonus”, which was consistent with state law when it was adopted, is no longer accurate. Under current state law, if a project includes specified amounts of very low-, low-, or in some cases, moderate-income housing, it is entitled to up to a 35 percent increase above the otherwise-applicable maximum density for the site.
For these reasons, staff is recommending that the Planning Board and City Council amend and update the General Plan Land Use Element land use classification to conform to state law and the 2014 Housing Element. The proposed amendments are shown below and in Exhibit 1. Unchanged Land Use Element text is shown in plain Arial font. Proposed deletions to Land Use Element text are shown in strikethrough Arial font. Proposed additions to Land Use Element text are in single-underline Arial font.
“2.2 LAND USE CLASSIFICATIONS
“The following descriptions apply to uses indicated on the General Plan Diagram. The legend on the Plan Diagram includes an abbreviated version of the descriptions.
“The classifications are adopted as General Plan policy and are intentionally broad enough to avoid duplication of the City's zoning regulations. The development standards for a specific property are established by the property’s zoning district regulations. The General Plan Diagram illustrates the general distribution and location of different land uses within the city. The zoning district regulations shall be consistent with the General Plan Diagram. More than one zoning district may be consistent with a single General Plan use category.
“For most uses, a maximum permitted rate of gross floor area to site area is specified. The floor area ratio (FAR) is a broad control of building bulk that limits both visual prominence and traffic generated.”
“RESIDENTIAL
“Residential densities are expressed in housing units per net acre, exclusive of land used or to be used for public or private streets. Where new streets will be needed, the land area to be occupied by streets is to be subtracted before calculating density or ratio of floor area to site area. Densities within the ranges listed below are used to calculate probable housing unit increases in Tables 2-1, 2-3 and 2-6. Densities used to estimate future additions do not establish entitlement to a specific number of housing units or amount of floor area.”
“Low-Density Residential: Single-family detached units. New units typically will be on 5,000-square-foot, or larger, lots, or in planned unit developments not to exceed 8.7 units per net acre. Density range: 4.5 to 8.7 units per net acre. Secondary dwelling units discussed in Section 65852.2 of the Government Code of the State of California are also permitted, and are not limited by this density range. The Low-Density Residential land use classification identifies existing residential neighborhoods that are characterized primarily by single family detached units. These neighborhoods may also include accessory dwelling units, parks, schools, religious institutions and other nonresidential uses that serve the community. Existing residential density in these areas is typically 4 to 9 units per acre. New development residential density is governed by the subject site zoning regulations, which in the Low-Density Residential land use classification are typically limited to less than 9 units per acre.”
“Medium-Density Residential: Two family or one family units. Medium-density residential development will provide at least 2,000 square feet of site area per unit. Existing densities range up to 70 units per net acre on blocks with mixed single- and units. Density range for additional units: 8.8 to 21.8 units per net acre. Projects of five or more units with 20 percent of the units affordable to lower-income households earn a state-mandated density bonus permitting up to 26.1 units per net acre. Congregate housing and single room occupancy facilities would be permitted and their density would be regulated by the bulk standards (setbacks, height, lot coverage) in each zoning classification. The Medium-Density Residential land use classification identifies existing residential and mixed use neighborhoods that are characterized by a mix of single family, multifamily, and community serving uses. These neighborhoods may also include parks, schools, religious institutions and other nonresidential uses that serve the community. In neighborhoods near Park Street and Webster Street, Medium-Density Residential areas may include small office buildings, medical clinics, assisted living facilities, and other commercial facilities that are compatible with a mixed use residential environment. Existing residential densities in these neighborhoods range from 9 to 70 units per acre. New development residential density is governed by the subject site zoning regulations, which in the Medium-Density Residential land use classification are typically limited to between 21 and 30 units per acre.”
“Residential Density Measure A Exceptions: The City Council agreed in the Settlement Agreement on the Guyton vs. City of Alameda case that Section 26-2 of the City Charter allows the Alameda Housing Authority to replace, with multi family housing, 325 low cost housing units. Three hundred and twenty five represents the number of low cost units lost when the former Buena Vista Apartments were converted to Bridgeport Apartments. The City agreed that the The 325 units of multi family housing can be built at densities allowed as of January 1, 1990, even if Zoning and General Plan changes are subsequently adopted which reduce allowable densities. California Government Code section 65915 provides for residential density bonuses of up to 35% above the otherwise-applicable maximum density allowed by zoning regulations for the site in return for specified percentages of deed restricted affordable units. Government Code section 65852.2 allows for addition of accessory units on parcels with single family homes.”
….
“SPECIFIED MIXED USE
“Eight (GPA-01-01) Nine Areas designated on the General Plan Diagram as Specified Mixed Use are to have combinations of uses specified to implement General Plan policies. New development residential density is governed by the subject site zoning regulations, which in the Specified Mixed Use land use classification are typically limited to between 21 and 30 units per acre. Development programs that include limitations on development intensity are described in Sections 2.6. (See Table 2-1.)
“The Specified Mixed Use Areas labeled on the General Plan Diagram are:
MU1 Island Auto Movie
MU2 Mariner Square
MU3 Ballena Isle
MU4 Northern Waterfront (Grand Street to Willow Street)
MU5 Northern Waterfront (Willow Street to Oak Street)
MU6 Northern Waterfront (Sherman to Grand)
MU7 Catellus Mixed Use Commercial
AP1 Alameda Point Civic Core
AP2 Alameda Point Inner Harbor
AP3 Alameda Point Marina”
B. Land Use Element Section 2.2 Business Park Land Use Classification Amendments:
The Harbor Bay Industrial Park Development Plan, approved by Planning Board Resolution No. 1203 in 1981, and amended by Planning Board Resolution No. 1533 in 1985, establishes the development standards for the Harbor Bay Business Park. Planned Development No. PD-81-2, as amended in 1985 by PDA-85-4, established a “special” maximum FAR of 0.5 for the portion of the business park fronting Bay Edge Road located between the lagoon and the bay. This portion of Bay Edge Road is now the portion of Harbor Bay Parkway immediately located along the bay frontage. PD-81-2 and PDA-85-4 contain the following language:
46. Special criteria for the area between the lagoon and bay shall be as follows:
b. Floor area ratio (FAR) shall not exceed a ratio of 0.5:1 with increases in gross floor area permitted proportional to the amount of required parking provided within a structure or structure(s) up to a maximum FAR of 2:1 where all required parking is enclosed in a structure.
The resolution findings for both PD-81-2 and PD-85-4 make reference to the special FAR for the waterfront properties and state that it is necessary to “retain control of sensitive aesthetic environment in the area between the lagoon and the bay.”
In 1989, the Harbor Bay development standards and entitlements were vested by the City Council when they approved the 1989 Development Agreement, which specifically references Resolution Nos. 1203 and 1533. When entitlements are “vested” by a development agreement, future development standards adopted by the City which are more restrictive do not apply to the vested development. (PD-81-2, PD-85-4, and the Development Agreement are attached as Exhibit 2, 3, and 4.)
In 1991, the City Council approved the new citywide General Plan update. The new Land Use Element included Land Use Element Policy 2.8.a which states: “Support development of Harbor Bay Business Park consistent with existing approvals and agreements.”
The 1991 Land Use Element also included a new Business Park Land Use classification, which states:
Harbor Bay Business Park and portions of Marina Village consist primarily of offices, but also may include research and development space, manufacturing, and distribution. Harbor Bay plans include a small amount of retail space and a conference-oriented hotel. Maximum FAR is .5, with increases up to a maximum of 2 permitted, proportional to the amount of required parking enclosed in a structure.
The General Plan land use classification states that the 0.5 FAR standard applies to the entire Harbor Bay Business Park and Marina Village Business Park, which is in conflict with Policy 2.8.a and the “existing approvals and agreements.” However, close examination of the FAR limit in the development standards of PD-81-2 and PDA-85-4 demonstrate that the 0.5 FAR limit is only applicable to the portion of the Business Park along the edge of the Bay.
Between 1991 and 2017, City staff and Planning Board interpreted these policies to mean that the 0.5 FAR only applies to the portion of Harbor Bay Business Park along the waterfront, consistent with the existing 1981, 1985, and 1989 entitlements.
However, in 2017, during consideration of a parcel map for a hotel at 1700 Harbor Bay Parkway, which is not located on the waterfront, Unite Here (the hotel workers union) argued that the parcel map should not be approved because the proposed FAR was greater than 0.5 and therefore not consistent with the General Plan land use classification. The Council stated that since the language in the General Plan was not clear, they would be unable to make the findings for the parcel map. The property owner withdrew their application for the parcel map, but was able to proceed with their hotel expansion.
In 2018, the City received another application for a new hotel at 1051 Harbor Bay Parkway, which is not located on the waterfront. The proposal has a proposed FAR of 0.8.
Staff is recommending that the General Plan land use classification be amended to clarify that the 0.5 FAR only applies to the land between the lagoon and the bay. With this clarification, the current hotel proposal with an FAR of 0.8 would be able to proceed. If the Planning Board and City Council wish to impose the 0.5 FAR on the entire Business Park, the hotel application will need to be amended, and Policy 2.8.a should be stricken from the Land Use Element.
Consistent with the prior practice and the sequence of events described above, staff recommends that the Planning Board and City Council clarify the General Plan Land Use Element classification to read as follows. Unchanged Land Use Element text is shown in plain Arial font. Proposed deletions to Land Use Element text are shown in strikethrough Arial font. Proposed additions to Land Use Element text are in single-underline Arial font.
“BUSINESS PARK
“Harbor Bay Business Park and portions of Marina Village consist primarily of offices, but also may include research and development space, manufacturing, and distribution. Harbor Bay plans include a small amount of retail space and a conference-oriented hotel. Maximum FAR is .5 Both business parks are characterized by mostly two and three story buildings with surface parking lots and a relatively low FAR of 0.5 to 1.0 depending on the size of the building and the lot. New development is governed by the subject site zoning regulations. Within the Harbor Bay Business Park, the maximum FAR for new development between the lagoon and the bay is limited to an FAR of 0.5, with increases up to a maximum of 2 permitted, proportional to the amount of required parking enclosed in a structure.”
C. Land Use Element 2.3 General Plan Holding Capacity Amendments:
Land Use Element Section 2.3 is entitled “General Plan Holding Capacity”. Adopted in 1991, the section provides population, housing, and employment growth projections for the period 1990 to 2010.
Section 2.3 needs to be updated for the period 2020-2040. The following Section 2.3 entitled “Alameda 2040” provides an update for the period 2020 through 2040. The data for the revised section was provided by the US Census, the American Community Survey, the California Department of Finance, the Metropolitan Transportation Commission, the Association of Bay Area Governments, statewide and regional housing need projections, regional and local employment trends, and City of Alameda General Plan policies.
Staff recommends that the Planning Board and City Council revise the General Plan Land Use Element to delete Section 2.3 in its entirety and replace it with the following language:
“2.3 ALAMEDA 2040
“Located at the center of growing and changing San Francisco Bay Area, the period 2020 to 2040 will be a period of change presenting both challenges and opportunities for the Alameda community. General Plan policies are designed to manage this change to preserve a high quality of life in Alameda. The policies are based upon the following demographic assumptions:
“Housing and Population: Since 1990, the San Francisco Bay Area population has grown by about 20%. Since 1990, the Alameda population grew by about 3%. Alameda’s 3% growth rate may be largely attributed to the 2.5% increase in housing units added to the Alameda housing stock between 1990 and 2018 (Department of Finance estimates).
“Plan Bay Area, the region’s sustainability strategy, projects that the Bay Area population will increase by 25% between 2016 and 2040, an increase of almost 2 million people. The increase in population will create housing pressures and challenges for all cities in the inner areas of the Bay Area, including Alameda. The City of Alameda will be required to increase its housing production to accommodate its regional housing needs allocation (RHNA). Based on prior housing cycles, it may be expected that the City will need to add about 250 units per year or about 5,000 units over the next 20 years. Assuming a 2.4 person average household size and a 4% vacancy rate, the new housing will result in an about 11,520 additional men, women and children living in Alameda in 2040, about a 14% increase in population over the next 20 years.
“General Plan policies direct the additional housing to the City of Alameda’s two Priority Development Areas: the former Naval Air Station property in western Alameda and the former industrial lands along the Northern Waterfront in Alameda. Locations for additional housing elsewhere in the City of Alameda are limited to accessory units in single family neighborhoods and a limited number of mixed use opportunity sites along the Park Street and Webster Street corridors.
“Jobs and Employment: During the past 30 years, Alameda has seen a significant loss of jobs due to the closure of the Naval Air Station in 1993 and the nationwide recession of 2008. In 1990, the City had about 38,720 jobs, 18,000 of which were lost by the closure of NAS Alameda in the early 1990s. By 2015, it is estimated that the City has added back about 4,000 new jobs for a total of 24,000 jobs in Alameda. Most of the new jobs are located at the former Naval Air Station (including Alameda Landing) and the build out of the Harbor Bay Business Park.
“Over the next 20 years, the San Francisco Bay Area is expected to remain a global leader and center for the development of new technologies, research, development, and innovation. The growing Bay Area economy is expected to create opportunities for business and job growth in Alameda and increased on-island employment opportunities for Alameda residents. ABAG and MTC estimate that the Bay Area will add approximately 700,000 jobs between 2015 and 2040, and that Alameda will add between 10,000 and 13,000 jobs during this period. Most of the new jobs will be located at Alameda Point, which has over 100 vacant acres zoned for commercial use, but a significant number of new jobs may also locate along the Northern Waterfront, and in the Harbor Bay Business Park.
“Transportation: Since 1990, congestion and travel time delays on all of the regional transportation roadways, including those in Alameda, has increased due to regional population growth. I-880 freeway traffic volumes have increased significantly. Between Jackson and Broadway, I-880 was carrying about 157,000 vehicles a day in 1993, whereas in 2016, volumes had increased to over 211,000 vehicles per day, a 34% increase in traffic over 23 years. For Alameda residents, average travel time to work has also increased over 30% since 1990. However, according to the US Census, the number of drive alone commuters in Alameda has only increased by 0.005% in the last 27 years (23,810 in 1990 and 23,932 in 2017), and according to Caltrans, the number of vehicle trips per day through the tubes had not changed significantly between 1993 and 2016 (about 60,000 vehicle trips per day). In contrast the number of Alameda residents who report using transit to get to work increased from 5,290 in 1990 to 7,491 in 2017, according to the US Census, a 41% increase.
“Given that the Bay Area population and regional freeway congestion are both projected to increase over the next 20 years, General Plan policies support actions necessary to provide a range of improved transportation choices for Alameda residents, including: relocation of the Webster and Posey Tube access ramps to the I-880 freeway to improve access for Alameda residents to the regional freeway system, expansion of the regional ferry services to include a third Ferry Terminal in Alameda at the Seaplane Lagoon, expanded and more frequent bus service across Alameda and across the Estuary to Oakland and BART, a new bicycle and pedestrian facility to replace the bicycle and pedestrian path in the Posey Tube connecting West Alameda to Downtown Oakland, completion of the Cross Alameda Trail from the Seaplane Lagoon to the Miller Sweeney Bridge, and bicycle safety improvements throughout Alameda.
“Climate Change and Sea Level Rise: Over the next 20 years, climate change and sea level rise will replace traffic congestion as the single most important land use planning issue facing the Alameda community. With its low lying island topography, Alameda will be immediately and significantly impacted by small increases in sea level rise as more Alameda properties will experience flooding during high tides and storm events over the next 20 years.
“General Plan policies support a battery of decisions and investments to combat global climate change and prepare for the local effects of that change, including: reducing citywide greenhouse gas emissions produced by our transportation choices and fossil fuel powered vehicles, which produce 52% of Alameda’s greenhouse gas emissions, and reducing the greenhouse gases produced by our historic building stock, which generates over 46% of Alameda greenhouse gas emissions, and preparing plans and funding strategies to make Alameda’s neighborhoods, parks and commercial districts more resilient to the effects of sea level rise and increased frequency and severity of flooding events.
ENVIRONMENTAL REVIEW: The proposed amendments are statutorily exempt from further review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15061(b)(3), the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The proposed amendments do not establish new General Plan policies that could cause an effect on the environment. They simply eliminate out of date information and language from the 1991 Land Use Element that conflict with language within the 2014 Housing Element; therefore the proposed amendments do not establish new land use policy that could have a new significant impact on the environment.
RECOMMENDATION
Hold a public hearing and approve a draft Resolution (Exhibit 1) recommending that the City Council Amend the General Plan to update Section 2.2 and Section 2.3 of the Land Use Element of the General Plan.
Respectfully Submitted By:
Andrew Thomas, Interim Planning Building and Transportation Director
Exhibits:
1. General Plan Land Use Element
2. PD-81-2
3. PD-85-4
4. Harbor Bay Development Agreement
5. Draft Resolution Recommending Approval of Amendments to Land Use Element of the General Plan