2_Exhibits A-C - Laserfiche WebLink

Figure 1: Floor Area Ratio 110-10 Now •, FAR= 100% forlopl �I t1111 , q�`� N•001. ' FAR =300% As noted previously, the Downtown Commercial district (Downtown Commercial land use designation in the existing Specific Plan) corresponds to the existing boundaries of the Central-Commercial district along Main Street and surrounding areas; the Mixed- Use- Downtown district (Public land use designation in the existing Specific Plan) corresponds to the existing civic center and former SFPUC property, and the Mixed Use- Transitional district (Office land use designation in the Specific Plan) corresponds to properties on the north side of Old Bernal Avenue and the east side of Peters Avenue (see Attachments 3 and 4). Existing development standards for height and floor area ratio are summarized in Table 1 , below. Table 2, below, lists proposed development standards as included in the November 2018 draft DSP. The proposed standards in the November draft generally followed staff's recommendations, which sought to strike a balance between existing and proposed height and FAR limits and allow for appropriate transitions between commercial and residential neighborhoods. It should be noted. however, that staff continues to recommend consideration of a 46- foot height limit in the Mixed Use- Downtown district. This recommendation reflects modern construction methods that require a typical 15-foot plate height for ground floor commercial spaces, with up to three floors of commercial or residential development above. (See Figure 2 and below). Since the City owns the existing Civic Center site and the former SFPUC property. there is ample opportunity to ensure that any proposed Page 11 of 15 f 300-percent (as is allowed in the existing Central-Commercial zoning district), does not mean the site can accommodate a building occupying 300-percent of the lot due to other zoning requirements (i.e., parking, landscaping, and other amenities) and design criteria (i.e. neighborhood compatibility and facade articulation). Page 10 of 15 these two properties but not opening up the option to other property owners. Staff Recommendation/City Council Direction Staff recommends following the Task Force's direction, to assign or annotate the Specific Plan Land Use map to indicate that residential, in addition to commercial uses, may be considered for these two sites Staff further recommends inclusion of policy language in the DSP that clearly specifies such consideration would be discretionary and would necessitate a legislative review and approval process, through a PUD application, and would be subject to site-specific California Environmental Quality Act review and analysis. Page 9 of 15 properties are included on a "Map B" of the draft DSP. Page 8 of 15 lding height in PUD's to be 30-feet which may need to be removed if the goal is to allow additional flexibility in PUDs. Public Comments and Questions The Task Force opened up the meeting to the public. Three members from the public provided comments. One comment noted we should maximize value and volume of use we can get on the land of this downtown (MU-D) area. Construction today tends to have higher plate heights and limited this area to 40-feet will only yield two-stories and really restrict any additional height/floors. However, given the right location and design, the Council may want to allow three-stories in some instances. Another comment agrees with the Task Force recommendation in terms of allowing additional heights so the projects can be reviewed on an individual basis. The final comment requested the note about limiting PUDs to 30-feet be stricken from the DSP to allow additional flexibility especially given modern construction. Summary of February 26, 2019 Downtown Specific Plan Update Task Force Meeting Page 6 of 7 c Plan Update Task Force Meeting Page 5 of 7