01 - Laserfiche WebLink

zoning and land use designations, standards and guidelines, completed California Environmental Quality Act review or other environmental documentation, and incentive programs. As currently proposed, each zone and the related tools would be specific to its context or location within the city and be considered separately from the others by the City Council. Staff is also recommending the initiation of a Pilot Zone in the portion of Johnson Drive located between Stoneridge Drive and Valley Bible Church. The zone includes 11 properties and. encompasses 35 acres, approximately 13 of which are owned by one entity. The current zoning for each property is one of several industrial uses, which staff feels does not provide for a broad enough set of uses to allow the location to best serve the community. The staff report outlines a number of tools specific to this zone which include amending the zone area's General Plan designation from Business Park to one that states Retail, Highway and Service Commercial, Business, and Professional Offices. Staff recommends rezoning the subject properties to a PUD-C with a set of permitted and conditional uses outlined in the staff report. Staff also proposes creating site development standards and design guidelines, preparing a supplemental EIR to the General Plan EIR, specifying the fees and fee credits for prospective uses, and specifying offsite improvements for those same uses. Staff also recommends consideration of a development agreement with the identified property owners and creation of a sales tax rebate program to potentially attract high sales tax producing uses, the latter of which is a new program to the city and would come back to the Council for consideration and approval. Councilmember Cook-Kallio asked if the rebate program is typically for a specified period. Ms. Ott said it depends on how the program is structured but that staff envisions a specified period as well as a requirement that merchants meet a rather substantial sales threshold in order to qualify. Ms. Ott said the proposed programs places the city in a more proactive position to determine how development should occur, creates a set of tools that further encourage that activity to happen, shortens the overall review process, and creates a measure of certainty for property owners, developers and tenants. She stated that staff recommends the Council consider adopting the concept of a Pilot Zone and allow staff to initiate the program in the Johnson Drive areas as specified. Mayor Thome noted that Hacienda Business Park's board has indicated a strong interest in outcome of the pilot program, should it move forward. Mr. Fialho explained that the item is before the Council now because it is not a part of the Council's Work Plan for the coming year but there is a strong interest on the part of property owners to see it initiated. Staff is seeking ratification by the Council before dedicating any time or resources on the part of staff, the Economic Vitality Committee or the Planning Commission to this concept. Councilmember Cook-Kallio thanked staff for clarifying why the Council is seeing this first and how it fits into the strategic plan recently adopted by the Economic Vitality Committee. Mr. Fialho noted that in addition to review by the Economic Vitality Committee and Planning Commission, the City Council and public will have additional opportunities for comment. Councilmember Cook-Kallio suggested that the land use designations within the Pilot Zone are somewhat antiquated and asked how many sites are currently vacant. Ms. Ott demonstrated on the map, pointing out the larger buildings on former Clorox Tech Center site and one other parcel. Councilmember Cook-Kallio said she has often commented to herself that she has not visited some store in this location because the area generally does nothing to draw her in. She said the idea of being City Council Minutes Page 13 of 15 April 15,2014