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Home My WebLink AboutAGENDA REPORT 1996 0417 CC REG ITEM 10BAGENDA REPORT TO: The Honorable City Council FROM: Paul Porter, Senior Planne.�2:Jr DATE: April 11, 1996 (CC Meeting of April 17, 199E ITEM�� • SUBJECT: CONSIDER REQUEST BY A. DEEWAYNE JONES, D.D.S FOR THE CITY TO INITIATE A GENERAL PLAN AMENDMENT FOR A FOUR ACRE PARCEL LOCATED CONTIGUOUS WITH THE SOUTHWEST QUADRANT OF MISSION BELL - PHASE 2 (ASSESSOR'S PARCEL NO. 511- 08 -42) Background The applicant is requesting permission to concurrently process a General Plan Amendment, Zone Change, Tentative Parcel Map and Commercial Planned Development Permit on property consisting of approximately 176,625 square feet with approximately 471 feet of frontage along Los Angeles Avenue located contiguous with the southwest quadrant of Mission Bell - Phase 2. The applicant's request is to authorize staff to process a General Plan Amendment for a change in the existing M (Median Density Residential) land use designation of the property in the Land Use Element of the General Plan to C -2 (General Commercial). The applicant's proposed development would consist of a General Plan Amendment, Zone Change, three lot Tentative Parcel Map and a Commercial Planned Development for three buildings. Parcel 1 would consist of a two story 12,000 square foot office building and would be located west of the existing commercial development; Parcel 2 would be located easterly of existing residential properties and would contain a 5,500 square foot restaurant; and Parcel 3 would be developed with a multistory 53,000 square foot office building. This item was discussed by the City Council on April 3, 1996 and continued to the Council meeting on April 17, 1996. The purpose of the continuance was to have the project discussed by the Community Development Committee on April 8, 1996 and have the Committee's comments available for the City Council meeting on April 17, 1996. Review of Proposal by Community Development Committee The applicant and applicant's representatives discussed the proposed project with the Community Development Committee on April 8, 1996. The Community Development Committee indicated that processing a General Plan Amendment for a change in the Land Use Designation from M (Median Density Residential) to C -2 (General Commercial) could be appropriate on the site assuming the proposed uses would be compatible with the existing residences. Although the Community Development Committee was in favor of allowing the General Plan Amendment to proceed, there was concern regarding the potential of losing affordable housing units from the change in land use from residential to commercial. The Committee indicated that a multi -story building is of concern, but that a mixture of retail and commercial could be appropriate if the proposed uses could be made compatible with the surrounding residential uses. There was also concern that the City hear from the adjacent property owners early in the process. The Committee's consensus was to recommend that the City Council authorize the applicant to process a General Plan Amendment, but that the residents be made aware of any proposed uses on the site prior to filing for development permits. The applicant indicated that the residents would be consulted regarding their concerns prior to the applicant deciding on proposed uses for the site and submitting applications to the City for approval of development projects. Time Frames for Approval of Environmental Documents and Projects Staff has expressed concern with the requested concurrent processing because of the potential time constraints for acting on entitlements when they are combined with a General Plan Amendment request. The following is a summary of legal time frames from CEQA, the Government Code and the Subdivision Map Act in which to complete environmental Documents and approve projects: ND or NND for IPD,CPD and CUP 1. The City has 105 days from the date of application completeness to complete the ND or MND. 2. From the date of completeness of the ND or MND and public review of the document, the approving authority must adopt a Resolution to approve or deny the project within 3 months of completion of the environmental document. 3. The applicant may request one 90 day extension in which to having the approving authority render a decision on the project. E iio� ND or 14ND for Subdivision May 1. The City has 105 days from the date of application completeness to complete the ND or MND. 2. The Planning Commission must take action and adopt a Resolution within 50 days of completion of the environmental document. 3. If the City Council is the approving authority for the Map, the City Council must adopt the Resolution approving or denying the Map within 30 days after the first regular City Council meeting following the date of the Planning Commission's Resolution. EIR for IPD CPD and CUP 1. The EIR must be completed and Certified within 1 year of the Completion date of the project. 2. The approving authority must take action on the project within 6 months of certification of the EIR. EIR for Subdivision Map 1. The EIR must be completed and Certified within 1 year of the Completion date of the project. 2. The Planning Commission must take action and adopt a Resolution within 50 days of completion of the environmental document. 3. If the City Council is the approving authority for the Map, the City Council must adopt the Resolution approving or denying the Map within 30 days after the first regular City Council meeting following the date of the Planning Commission's Resolution. Adoption of Environmental Documents and Approval Dates for Zone Change and General Plan Amendments The dates for completion and adoption of Environmental Documents for a General Plan Amendment and Zone Change is the same as for other discretionary projects. However, General Plan Amendments and Zone Changes do not have statutory time frames for approval or denial after adoption of the Environmental Document. The Committee concurred with the applicant that they would consider processing a General Plan Amendment and Zone Change concurrently with the Map and Commercial Planned Development after they received information about processing time deadlines. 3 lx." yti Multi - family Residential Option Changing the General Plan from a General Plan Land Use Designation of Medium Density Residential to General Commercial would decrease the potential for affordable housing units within the Redevelopment Area of the City. The City Council can also consider directing that as a part of the process that an alternative of either High Density or Very High Density Residential be evaluated. Recommendations: 1. Direct staff to accept a General Plan Amendment to change of Land Use Designation from M to C -2. 2. Make a determination about processing of a Tentative Parcel Map and Commercial Planned Development Permit concurrently with the proposed General Plan Amendment and Zone Change. 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