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CC 03-07-2017 Item No. 16 General Plan Amendment Authorization Presentation2017 FIRST CYCLE APPLICATIONS March 7, 2017 GENERAL PLAN AMENDMENT AUTHORIZATION Background PROCESS AND CRITERIA FOR EVALUATION Proposals evaluated twice per year Evaluated on these criteria: General Plan goals −Site and architectural design and neighborhood compatibility −Fiscal impacts, including a diverse economic base −Provision of affordable housing −Environmental sustainability General Plan amendments requested Voluntary community amenities: −School Resources −Public Facilities −Open Space −Transportation Staff time and resources required First Cycle 2017 Application Scandinavian Furniture Site (19900 Stevens Creek Blvd.) –new office use Scandinavian Furniture Site LOCATION AND LAND USES Heart of the City (HOC) Specific Plan Area Central Stevens Creek Boulevard subarea Based on GP designation could allow commercial, office or residential uses Zoning allows Commercial, and with a CUP, residential uses Surrounding Land Uses: North –mix of retail(Cort), office (Pacific Resources), and mixed use with residential (Travigne) South –single family homes East –townhome development (Portal Plaza) West -standalone restaurant (Arya) and other commercial uses Scandinavian Furniture Site 19900 STEVENS CREEK BOULEVARD 1.92 acres 107 parking spaces 1,790 s.f.addition totaling 28,029 s.f. Scandinavian Furniture Site GENERAL PLAN AMENDMENT AUTHORIZATION REQUEST GPA Authorization requested: Office allocation of 16,000 s.f. –Office allocation in HOC available –17,113 sq. ft. –Additional office allocation required –10,916 sq. ft. Proposing one of two uses: Incubator Office –Building subdivided into smaller units –House small,growing companies –Share office,clerical,or meeting room space in a shared working environment Medical Office Scandinavian Furniture Site SITE AND ARCHITECTURAL DESIGN AND NEIGHBORHOOD COMPATIBILITY Generally compatible in terms of land use and size Design should activate Stevens Creek Boulevard as encouraged in the General Plan Provide connection for proposed patio to right of way Main entrance should face Stevens Creek Boulevard Deed Restriction re: use due to parking provided: Parking lot improvements, to increase parking count to general commercial standards (1 space / 250 sq. ft.), approved in Nov. 2016 Deed restriction removal approved by Planning Commission on February 14, 2017 Scandinavian Furniture Site FISCAL IMPACT, AFFORDABLE HOUSING AND SUSTAINABILITY Net fiscal impact: Applicant: assessed property tax value $263,087 EPS 3rd party consultant: $141,700, with $8,199 allocated to City’s General Fund Generate more service costs to City’s General Fund, resulting in a deficit of $33,000 -$36,000 depending on use Specific Plan (EDSP) supports conversion of underutilized ground floor retail space to incubator or co-working uses Affordable housing: None. BMR fees will be paid as required Sustainability: None. Project will comply with statutory requirements Scandinavian Furniture Site COMMUNITY AMENITIES Noticing and Public Outreach Environmental Impact California Environmental Quality Act (CEQA) does not apply since action to authorize application is not a project Next Steps Projects authorized by the Council to move forward will enter the formal development review process Would include environmental analysis Timeline is expected to run about 7-9 months Should applicant’s wish to change proposed project with minor adjustments based on Council input at authorization meeting, they have option to resubmit within 30 days for follow up Council consideration later in Spring 2017 Economic Development Specific Plan (EDSP) 4.1 Allow for the conversion of underutilized ground floor retail space to incubator or co-working uses. There are a number of underutilized retail sites (such as second-floor retail space and spaces located to the side or rear of a property) that could be converted to smaller co-working spaces or incubators. Note that the conversion of some existing retail buildings may require property owners to make investments in infrastructure or building improvements to serve such businesses. Summary Table Scandinavian Furniture Site PROJECT DATA Scandinavian Furniture Site PROJECT DATA (CONTD.) Scandinavian Furniture Site PROJECT DATA (CONTD.)