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Figure 1: JDEDZ Project Area
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<br /> ANALYSIS
<br /> General Plan
<br /> The project area currently has two General Plan land use designations: Business Park
<br /> (Industrial/Commercial and Office) and General and Limited Industrial, which do not allow for
<br /> the expanded range of retail, commercial, and hotel uses proposed by the JDEDZ. Therefore,
<br /> a General Plan Amendment is proposed to change the project area's land use designation to
<br /> Retail/Highway/Service Commercial; Business and Professional Offices.
<br /> Staff believes the JDEDZ is consistent with the General Plan Land Use Policies and Programs
<br /> listed below, as the project would: (1) Transform the project area into a thriving commercial
<br /> corridor with a diverse mix of uses, while retaining, and in some cases allowing for expansion
<br /> of existing uses within the project area; (2) Create new land uses and services in the
<br /> P14-0852 and PUD-105, JDEDZ Planning Commission
<br /> 6 of 15
<br />and restrictive zoning.
<br /> The area is bounded by a fitness center, hotel and parking uses on the north; industrial,
<br /> wastewater treatment, and Park and Ride uses to the east; Stoneridge Drive and the 1-680
<br /> interchange to the south; and Alamo Canal and 1-680 to the west. The JDEDZ area currently
<br /> contains 224,688 square feet of building space, not including the demolished former Clorox
<br /> buildings. In 2014, Nearon Enterprises purchased six parcels (5, 6, 6B, 9, and 10 on Figure 1)
<br /> within the project area, comprising approximately 27 of the 40 acres, which, at the time,
<br /> housed Clorox campus buildings that were in poor condition. The City granted a demolition
<br /> permit for the buildings, and work was completed in early 2015. Costco subsequently
<br /> purchased five parcels from Nearon (Parcel 5 on Figure 1 excluded). Other existing uses
<br /> within the proposed JDEDZ project area include FedEx, AT&T, Black Tie Transportation and
<br /> Valley Bible Church.
<br /> PROJECT OBJECTIVES
<br /> The objectives of the proposed JDEDZ and associated General Plan amendment and PUD
<br /> Rezoning are to:
<br /> • Provide a consistent framework for the City's review and approval of new uses and
<br /> projects in the JDEDZ area, encouraging investment in and adding value to these
<br /> properties;
<br /> • Maximize the benefits of the location of the JDEDZ project area as an infill site located
<br /> along transportation corridors and near transit by encouraging the development of both
<br /> locally and regionally accessible uses in the JDEDZ project area; and
<br /> • Encourage the development of a diverse mix of uses in the City that would promote
<br /> long-term economic growth by generating substantial new revenues for the City.
<br /> P14-0852 and PUD-105, JDEDZ Planning Commission
<br /> 5 of 15
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<br /> 0 0.0475 0.095 mi P19-0283, 6700 Santa Rita Rd, Panache Academie Planning Division
<br /> November 18,2019 r,
<br /> 0 237.5 475 Feet
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