Title
Consider Establishing a New Methodology by which the Number of Housing Units are Calculated for Parcels Zoned C-2-PD (Central Business District with Planned Development Overlay). (Councilmember Daysog) [Not heard on January 5, 19, February 2, 16, or March 2, 2021; continued from March 16 to March 30, 2021]
Body
COUNCIL REFERRAL FORM
The Council can take any of the following actions:
1) Take no action.
2) Refer the matter to staff to schedule as a future City Council agenda item.
3) Take dispositive action if sufficiently noticed such that the public and Council have been provided sufficient information by the published agenda, and no formal published notice of a public hearing is required.
Name of Councilmember requesting referral: Tony Daysog
Date of submission to City Clerk (must be submitted before 5:00 p.m. on the Monday two weeks before the Council meeting requested): December 21, 2021: 4:15 pm PST
Council Meeting date: January 5, 2021
Brief description of the subject to be printed on the agenda, sufficient to inform the City Council and public of the nature of the referral:
1. Establish a new methodology by which number of housing units are calculated
for parcels zoned C-2-PD, such that:
A. Proponents of new housing development(s) on parcels zoned C-2-PD
must identify the existing and future conditions of the parcels, with
particular attention to conveying the following information:
i. Proponents of new housing development(s) on parcel(s) zoned C-2-PD must present a map of the C-2-PD parcel(s) on which new housing development is contemplated, delineating areas where:
a. area(s) of new housing development where the new housing will completely replace previous uses (i.e. replacement of non-residential buildings, nonresidential structures, and non-residential collateral uses such as shopping center parking lot, by new residential uses [including new residential uses with commercial on the ground floor]), taking into account appropriate municipal code requirements; or,
b. area(s) of new housing development where new housing is to occur on top of, or in the midst of, existing non-residential buildings or non-residential structures, taking into account appropriate municipal code requirements; or
c. area(s) of new housing development where new housing is to occur on top of, or in the midst of, new non-residential buildings or non-residential structures that replaced demolished or substantially rehabilitated non-residential buildings or non-residential structures, taking into account appropriate municipal code requirements; or
d. area(s) where new housing development will not occur at all (i.e. areas where existing condition or nonresidential uses will continue as before), taking into account appropriate municipal code requirements
ii. Proponents of new housing development on parcel(s) zoned C-2-PD must quantify the acreage, as well as the number of existing and proposed building and structures, for each of the following type of areas in 1.A.i.a through d, as well as any other areas not contemplated in 1.A.i.a through d
B. Calculation of allowable new housing will be based on areas where new housing is to occur, taking into account appropriate municipal code requirements - not on the gross area of the parcel(s) zoned C-2-PD.
Example 1: if there is a shopping center on a 15 acre parcel, and owner of the shopping center seeks to demolish uses on 5 contiguous acres and replace previous uses on that 5 acres to develop new housing, while keeping existing uses intact on the remaining 10 acres, then housing would be calculated accordingly (for illustrative purposes assume 21 units per acre):
Previous gross method = 21 units X 15 = 315 units
New method = 21 units X 5 = 105 units
Example 2: if there is a shopping center on a 15 acre parcel, and owner of the shopping center seeks to demolish uses on 5 contiguous acres and replace previous uses with develop new housing on that 5 acres (Area A), while keeping existing uses intact on the remaining 10 acres in a way that would also seek to add
new housing on top of (or in the midst of) the uses on the remaining 10 acres (Area B), then housing would be calculated accordingly (for illustrative purposes assume 21 units per acre):
Previous gross method = 21 units X 15 = 315 units
New method (Area A) = 21 units X 5 = 105 units
New method (Area B): = see write-up below
first calculate if building uses and collateral uses on illustrative 10 acre site has any excess capacity that can be used to support new housing on top of (or in the midst of) existing non-residential buildings: if there is no excess capacity (i.e. absence of too much
parking, roadway, or other municipal code-required collateral uses in support of buildings\structure), then “new housing on top of or in the midst of the uses on the remaining 10 acres” development cannot occur in this illustrative example. In this illustrative example, the number of new housing on-top-of or in the midst of existing buildings in the 10 acre area can occur only to the extent that there is available capacity to allow this. In other words, for example, parking, roadways or green areas meant to support nonresidential buildings and structures can’t also be double-counted as also supporting new housing on top of or in the midst of the non-residential uses on the remaining 10 acres.
2. Limit height of residential building structures on C-2-PD parcels to three stories
(four stories if ground-floor is commercial).
3. Parcels zoned C-2-PD on January 1, 2021 that subsequently are re-zoned to any
other zoning will still be subject to the above requirements in “1” and “2”.
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