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CC 08-20-2013, Exhibit B, Item 16 IE31T 8/20/2013 EXH C13P� Heart of the City Specific Plan Study Session Background: • February 19,2013-The City Council di rected that additional discussions and clarification QLA-EK'I INO may be warranted for the Heart of the City (HOC)Specific Plan • The format of this hearing will be a study session to initiate discussion on certain development regulations and to discuss whether the Council would like to move WWII forward with an amendment to the specific plan Heart of the City Specific Plan Study Session Discussion Development regulations that have been prompted for further discussions: A. Corner Setback Requirements B. Review and Approval Process C. Land Area Used for the Purpose of Calculating Density D. Parking Requirements 1 8/20/2013 Corner Setback Requirements A. Corner Setback Requirements • HOC Specific Plan: 35-foot setback along Stevens Creek Blvd. • 26-foot landscape easement(10-foot landscaped parkway along the street,6-foot sidewalk,and secondary 10-foot landscape parkway behind the sidewalk) • 9-foot setback from the landscape easement • For corner parcels,the minimum frontage is"recommended but not required." • Since the 35-foot setback for corner side streets is not mandatory,the City has not required exceptions to the HOC Specific Plan for corner lot projects with less than 35 feet on the side street. • The intent allows flexibility on side streets that typically do not have the same width and scale as Stevens Creek Blvd. Corner Setback Requirements Cont. Two key issues were raised for which staff is seeking Council direction: A.Whether a 35-foot setback should be required for corner side street setbacks B.Whether an exception should be required for corner side streets setbacks less than 35-feet 2 8/20/2013 Approval Process B. Approval Process Recommendation • When the Matrix report was completed a couple of years ago,the Council made the following changes: a) Online permitting system b) Changes to R1 Ordinance to sixeamline review c) Changes to review applications to simplify the review procedures • In the past four(4)years,a total of 72 projects were in the Heart of the City Specific Plan area • Majority of these were approved at the Administrative level • Thirteen(13)required City Council approval • Eleven(11)were approved by the Planning Commission (e.g.Bay Club,Philz Coffee • In the past 4 years,three(3)projects were appealed to the City Council -Crossroads Shopping Center,Saich Way Station,Islands Restaurant Approval Process Cont. Key issues for which staff is seeking Council direction: • Whether the current approval process for projects that do not require final approval by Council is acceptable • If a change is desired,whether the change should be limited to only the Heart of the City area,or for projects citywide. *It should be noted that amendments increase the steps in the approval process,will require a zoning code amendment,increase development costs and require additional fee increases or additional general fund subsidies to cover additional costs .w 3 8/20/2013 Land Area Used to Calculate Density C. Clarification of land area as it applies to housing density • Council also raised the question of how much land towards the centerline of the street should be included in the gross lot area to be counted in the calculation of allowable density for a site • Zoning Ordinance defines"gross lot area"as the first 30 feet towards the centerline of the street fronting the site and half the width of the side street for corner lots (a standard many cities use,particularly for large subdivisions,as credit to properties in the calculation of density to compensate for land dedications for public rights-of-way.) Staff is seeking Council direction on whether to change this method of density calculation *Changes to density calculation will likely require an amendment to the General Plan and Zoning Ordinance Parking D. Parking ■ Council expressed concern about whether the current citywide minimum parking requirements for restaurants meet the parking demand sufficiently for restaurants Staff is seeking Council direction on whether to initiate a study of these parking requirements. A consultant may be hired to do comparison studies with other cities and analyze current parking demand by use.Changes will also require a Zoning Ordinance amendment 4 8/20/2013 Next Steps For next steps,if the Council wishes to proceed with changes,staff will evaluate the scope of proposed changes and determine the appropriate approach-e.g. corner side street setbacks If Council wishes to initiate more substantial changes to the Heart of the City Specific Plan,it would be more effective to coordinate such changes with the General Plan Amendment and/or Housing Element-e.g.change in density calculation that requires amendments to the General Plan and Zoning Ordinance For these substantial changes,staff will return to Council with a scope,public outreach plan,schedule and budget 5