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HomeMy WebLinkAbout02/10/2022 Staff: Committee Members: Christian Clegg, City Manager Councilmember, Bruce Freeman – Chair Anthony Valdez, Assistant to City Manager Councilmember, Bob Smith Councilmember, Patty Gray Special Meeting of the Planning and Development Committee of the City Council – City of Bakersfield Thursday, February 10, 2022 12:00 p.m. City Hall North – Conference Room A 1600 Truxtun Avenue, Bakersfield CA 93301 A G E N D A 1. ROLL CALL 2. PUBLIC STATEMENTS 3. ADOPT SEPTEMBER 9, 2021 AGENDA SUMMARY REPORT 4. NEW BUSINESS A. Committee Discussion and Recommendation Regarding Auto-mall Segment Improvement/Re-naming - Boyle B. Committee Discussion and Recommendation Regarding Signage Policy: Highway 99 Corridor Signage - Boyle C. Committee Discussion and Recommendation Regarding Objective Multifamily Standards - Boyle D. Discussion and Committee Recommendation Regarding Adoption of the 2022 Committee Meeting Schedule – Clegg/Valdez 5. COMMITTEE COMMENTS 6. ADJOURNMENT        S:\Council Committees\2021\Planning and Development\09_September\September 9 - ASR.docx Page 1 CC::mc   Committee Members Staff: Christian Clegg Councilmember, Bruce Freeman Chair City Manager Councilmember, Patty Gray Councilmember, Bob Smith REGULAR MEETING OF THE PLANNING AND DEVELOPMENT COMMITTEE Thursday, September 9, 2021 12:00 p.m. City Hall North – Conference Room A 1600 Truxtun Avenue, Bakersfield, CA 93301 AGENDA SUMMARY REPORT The meeting was called to order at 12:05 p.m. 1. ROLL CALL Committee members present: Councilmember, Bruce Freeman, Chair Councilmember, Bob Smith Councilmember, Patty Gray City Staff: Christian Clegg, City Manager Joe Conroy, Public Information Officer Anthony Valdez, Administrative Analyst Virginia “Ginny” Gennaro, City Attorney Ashley Zambrano, Deputy City Attorney Viridiana Gallardo-King, Deputy City Attorney Christopher Boyle, Development Services Director Phil Burns, Building Director Paul Johnson, Planning Director Jason Cater, Principal Planner Stuart Patteson, Acting Public Works Director Additional Attendees: Members of the Public 2. PUBLIC STATEMENTS There were no public comments made. 3. ADOPT MAY 6, 2021 AGENDA SUMMARY REPORT The report was adopted as submitted. /S/ Christian Clegg DRAFT   S:\Council Committees\2021\Planning and Development\09_September\September 9 - ASR.docx Page 2 CC:mc 4. DEFERRED BUSINESS A. General Plan Update – Boyle/Johnson Development Services Director Boyle provided a verbal presentation summarizing the progress made to date to update the General Plan. Committee Chair Freeman requested staff conduct further research regarding master planning efforts including affordable housing for future development that can be incorporation into the General Plan update. The information to be presented to the Committee at a later date. B. Committee Discussion and Recommendations Regarding Vacant Building Ordinance – Boyle/Burns Development Services Director Boyle provided a verbal presentation summarizing the status of initiating a receivership on a trial basis. He also summarized other strategies such as foreclosure, line forgiveness and city purchase, and ordinance-based solutions. Deputy City Attorney Zambrano provided an overview of the process of receivership summarized in the memorandum included in the packet. She also provided an update on the first compliant for receivership filed with the local court. Committee member Gray asked for clarification regarding ownership. City Attorney Gennaro stated that the City does not become the owner of the property in a receivership; the receiver is appointed by the court to oversee the rehabilitation of substandard properties. Receivership is a tool to assist with addressing vacant and chronic nuisance properties. Building Director Phil Burns stated the current complaint is a multiplex with four units, all of which are in substandard conditions. Committee member Smith requested staff research the possibility of adapting ordinances used on commercial properties for residential properties to reduce vacant buildings and chronic nuisance properties. City Attorney Gennaro and Building Director Burns agreed that additional policy will not make a non-responsive owner to take action to comply. The city takes a proactive approach to board and secure these properties while continuing to contact property owners to address the problem. City Manager Clegg provided a summarization of possible alternatives and redevelopment opportunities for land purchase and rehabilitation. The Committee requested staff further research the redevelopment opportunities discussed and provide an update at a future meeting. Committee Chair Freeman stated that once vacant buildings and chronic nuisance properties incentives are developed, they should be advertised and promoted on the city’s website. Committee member Gray added that they should also be shared with the local Chambers of Commerce. 5. COMMITTEE COMMENTS There were no public comments made. 6. ADJOURNMENT The meeting adjourned at 1:12 p.m. DRAFT MEMORANDUM February 10, 2021 TO: PLANNING AND DEVELOPMENT COMMITTEE Bruce Freeman, Chair Bob Smith Patty Gray FROM: Christopher Boyle, Development Services Director SUBJECT: Auto Mall Road Signage At the City Council’s November 3, 2021 hearing, Councilmember Chris Parlier made a referral to explore different ways to attract regional buyers to the auto mall to purchase products here in Bakersfield. Councilmember Parlier noted that one strategy to do that was through signage. Councilmember directed staff to research options available to enhance signage (and subsequent commerce) in benefit of the auto mall. Because the auto mall is a notable business district and represents the highest sales tax revenue generation in the City, initiatives were included in our Economic Development Strategic Plan designed to create a greater sense of place for the auto mall and grow its success. BACKGROUND The map to the right depicts the auto mall sign area as defined in Section 17.60.060.B.8. of the Bakersfield Municipal Code. The auto mall area is located on the west side of the Highway 99 corridor between the White Lane and Panama Lane interchanges. The automotive dealerships begin on Wible Road approximately one-half mile south of its intersection with White Lane and extend until approximately one-half mile north of the intersection with Panama Lane. Within this defined area of the community, a separate sign criteria is in place, one that provides for signage specific to the needs of the automotive and recreational vehicle sales industry. For this commercial segment, signage has always been seen as paramount to success. This report explores not only signage specific to this area, but other potential signage opportunities outside of the auto mall boundary that could additionally promote the auto mall. ANALYSIS The following analysis examines various signage options. With each option, issues are analyzed, and a determination of feasibility is made. Following the analysis, an overall recommendation is provided. Caltrans Signage – Street Name Change One option that has been proposed has been to create signage in the Highway 99 right-of-way that would promote and provide direction to the auto mall. In order to have freeway-centric signage, the highway would have to have an on and off-ramp that includes reference to the auto mall. To that end, if White Lane was renamed or co-named Auto Mall Way (or something similar), freeway signage might include directional signage to the Auto mall’s freeway exit, White Lane. Of course, renaming all of White Lane would not be feasible and is not the intent of creating greater awareness for the auto mall along Highway 99. Thus, a hybrid approach could name only a specific segment of White Lane centered on the overpass. The graphic below illustrates the concept. As noted above, the auto mall is a uniquely important business district that merits specific consider for place- making. However, in reviewing this proposed street renaming strategy, the following complicating factors related to our existing City guidelines are offered for consideration. The City has adopted the “General Information Regarding Street Re-Naming In The City Of Bakersfield” which provides a set of policies to guide street naming in the City. Several policies are in conflict with the renaming of White Lane. They are: • Guideline No. 2 states: “Each proposed name shall be reviewed for approval by appropriate public safety and emergency services agencies. Public safety shall be the overriding consideration in any proposed street name.” It will be important to review a name change with emergency response agencies to ensure it would not create confusion or challenges in pinpointing locations or addresses for emergency responses, particularly because the name change would principally be at an intersection without addresses. • Guideline No. 5 states: “Duplication of or similar sounding street names will not be allowed.” Auto Mall Drive is a currently existing street. It might be advisable to change the name of the existing Auto Mall Drive to something less duplicative. White Ln. White Ln. Auto Mall Way • Guideline No. 9 states: “Streets continually running in one direction shall have same name throughout its length.” The renaming a 1200-foot section of a nine-plus mile long arterial street is not consistent with the guideline. • Guideline No. 10 states: “Does the existing street or proposed name have any historical significance?” It will be important to consider the naming of White Lane and the Highway 99 and White Lane interchange to ensure that any changes would not be inconsistent with the historical intent of the existing names. In addition to the above factors, this renaming option requires collaboration with Caltrans. Staff has had dialogue with Caltrans relative to this strategy to incorporate auto mall directional signage within the freeway’s right-of-way. Caltrans has reiterated that established guidelines have to be followed regarding signage. Caltrans staff noted that signs shall not be provided for privately- owned, profit-making enterprises regardless of their size, but did note a potential path for this strategy. Caltrans communicated that if unique operational or safety issues become apparent that would be mitigated by signing to the private enterprise, signs on State highways may be used with the approval of Caltrans’ Division of Traffic Operations. Any cost in changing signage would be paid by the requestor upon approval of the Caltrans District Director. The outcome would create dual street signage (White Lane / Auto Mall St,Dr,Way,Blvd) along the Caltrans Highway 99 corridor, similar to signage above. Approximately seven sign panels along the highway would need to be changed to the dual street format. This would require replacing rather than modifying the sign panels. The total estimated cost is in the $70,000 to $100,000 range. Other signage logistics would fall upon the City to resolve. Street name signs at the intersection/interchange would need to be updated with co-named street signs, or with distinct street names with arrows showing both names, similar to the example to the right. More signage would be necessary to guide a motorist from the off-ramp to the actual auto mall, still one-half mile away. The purpose of wayfinding signage is to inform and guide, as opposed to advertise; it will be important to ensure that the traveling public who would be seeking White Lane, and not the auto mall, can also successfully identify the exit and find their destination. Moving forward with this option would require amendment to existing guidance literature relative to street signage, approval from multiple agencies, and expenditures associated with City and Caltrans signage. Staff recommends that this concept be researched more fully before committing to implementing this signage strategy. Wible Road Street Branding Many cities have engaged in placemaking to brand various corridors for various purposes. Whether to highlight entertainment, commercial retail or even residential lifestyles, municipalities can add to the sense of place with branding campaigns meant to promote arrival and a feeling of “being there.” The auto mall could provide an ideal opportunity to brand Wible Road as a destination for all things automotive. Below are examples of points of entry that shape and define a sense of arrival. The auto mall group has proposed placement of similar signage over the Wible Road right-of-way that could signal arrival to the auto mall area. If one sign is proposed, perhaps centering it upon the area would be recommended. Alternatively, two signs could be placed at the northern and southern entrances of the auto mall, better defining the area. Although these types of signs can have dramatic effects in promoting the auto mall as a destination, the signs would represent a notable investment. Funds would be identified from the gateway and Economic Development Strategic Plan allocations. Additional right-of-way embellishments have already been installed along the Wible Road right-of-way to further define the area and promote the auto mall as a defined destination. Nine “art cars” similar to the graphic to the right have been installed to promote the area as a singular destination, providing that desired sense of place. It is also worth noting that street pole banners were placed in the auto mall during the pandemic. Staff has offered to work with the auto mall to replace current pandemic messaged banners with auto mall themed banners into the future. Staff has been supportive of implementing entry features as a component of promoting the auto mall. The current “art cars” have been instrumental in defining the auto mall area. Freeway signage As noted at the beginning of this report, signage within the auto mall is addressed within Section 17.60.060.B.8. of the Zoning Ordinance. Freestanding pylon signs are allowed a maximum height of fifty feet with a sign face area of 300 square feet within specific areas centered around freeway interchanges. Almost no area within the auto mall signage area is within one of the freeway sign interchange areas and, consequently additional height and/or area is not allowed. But many municipalities allow for much more liberal allowances for freeway-oriented signage. Sign height is often allowed per the utilization of flag tests which determine a suitable height for motorist visibility when travelling at freeway speeds. These heights can be as much as 120 feet. Similarly, sign face area also is allowed at much greater allowances, often in excess of 1,000 square feet. Electronic signage, signage with reader boards and/or video graphic display are often incorporated into freeway sign designs. An example of this type of signage utilization as part of the operation of an auto mall is found to our north in the city of Selma. The Selma Auto Mall is located along the west side of Highway 99 in Fresno County. The auto mall signage includes the Selma’s city logo, large electronic reader board, and a listing of all available car brands within the mall. The sign is much larger and much taller than signage currently allowed in Bakersfield’s auto mall signage area. The Selma Auto Mall also provides for individual auto brand identification signage in conjunction with the larger sign as part of the overall signage palette employed along the freeway corridor. Currently, the Bakersfield mall only has signage specific to those dealerships that abut the freeway corridor, with no signage for other brands that are within the auto mall area but not abutting the freeway corridor. Bakersfield auto mall signage ordinance appears to be lacking many of the signage benefits that other municipalities have allowed for in similar auto mall zones. In essence, the signage in Bakersfield auto mall area is reflective not of a true “auto mall” business model, but instead an accumulation of dealerships located in proximity to one another that do not actually market themselves as an “auto mall” where each can benefit from the synergy of being in one specific locale. Staff has discussed with the auto mall dealers an opportunity to take a more collective approach to branding and signage that would offer more possibilities. Amendment of the Zoning Ordinance specific to signs permitted in the auto mall area would be required in order to implement the enhancements discussed. Internet Signage Staff also examined the opportunity for the auto mall to leverage collective branding through an online presence. While this is within the purview of these private businesses, the City has expressed support for envisioning and implementing a shared internet presence for auto mall businesses collectively. Examples have been shared from other cities that have branded auto malls. Components of that unified business typically include a website that promotes all businesses as one, not as individual entities, but as one business in one location. Examples include Cerritos Auto Square and again the Selma Auto Mall. The screen shot below is an example of a unified business approach, promoting all brands in one location. Type in Selma Auto Mall and the top-listed Google recommendation will be Selma Auto Mall. Visit www.selmaautomall.com for illustration. A similar online presence could be created for the Bakersfield Auto Mall representing a unified business model. Current internet searches for Bakersfield Auto Mall result in a series of results for distinct individual dealerships, not all of which are within the auto mall district. There is a notable opportunity to drive more internet traffic to the collective auto mall dealerships through joint branding and marketing CONSIDERATIONS Thus, there are opportunities to improve the visibility of the auto mall in many different and varied ways. Techniques discussed include: • Changing street names on the White Lane interchange to provide directional signage within the Highway 99 right-of-way. • Incorporating signage and other street art on Wible Road to enhance branding of the auto mall corridor. • Enhancing the freeway signage as an overall enhancement to advertising the auto mall area. • Creating a sense of place and auto mall brand with welcoming monuments and streetscape elements • Capitalizing on auto mall branding within the digital marketplace. Each technique requires additional work to be completed and, in some cases, approvals from outside agencies in advance of that work. CEQA analysis will not be completed as part of this report as there is no project per the California Environmental Quality Act (CEQA) at this time. If the Planning and Development Committee requests that the Zoning Ordinance be amended as a component of their direction, then CEQA will be triggered because a discretionary decision will follow, and preparation of appropriate environmental analysis will be requisite. Per CEQA Section 15311 (Accessory Structures), on-premise signs are categorically exempt. RECOMMENDATION This report has been largely informational. Although the report provides direction as to how to implement the various components discussed, staff solicits Committee feedback at this time to prioritize implementation of the potential options. OPTIONS Staff requests that your committee digest the information within this report and any testimony associated with the Committee meeting itself and provide direction regarding further consideration of this topic. Three options available are: Option 1: No Further Action. Option 2: Provide Direction. Staff will take direction on the individual approaches expanded upon herein. Each option requires different actions moving forward. It would be preferable that direction be specific to each of the strategies discussed. Option 3: Alternative Direction from the Committee. NEXT STEPS Staff will take the direction of the Committee. ATTACHMENTS None. MEMORANDUM February 10, 2021 TO: PLANNING AND DEVELOPMENT COMMITTEE Bruce Freeman, Chair Bob Smith Patty Gray FROM: Christopher Boyle, Development Services Director SUBJECT: Freeway Sign Ordinance Amendment At the City Council’s November 17, 2021 hearing, Councilmember Chris Parlier made a referral recommending that staff look into sign height limits at the Highway 99 and Hosking Road interchange and make sure that there was a 75-foot height limit in that location. Councilmember Parlier noted the City’s current freeway signage ordinance and its history and recommended extending the accommodations afforded by the ordinance further south to this interchange. BACKGROUND Section 17.60.070.D addresses Freeway Oriented Signs. Within that ordinance subsection, specific rectangular areas centered on prominent freeway interchanges are identified as permitted for the erection of freeway- oriented signage. The Hosking Avenue/Highway 99 interchange is currently not included in the ordinance. Both the Panama Lane/Highway 99 interchange to the north and the Taft Highway 119/Highway 99 interchange to the south are called out as permitted freeway sign interchanges. Signs provided per this subsection are allowed a height of up to 75 feet. There is a one-mile gap between each of the aforementioned interchanges on Highway 99, from Panama Lane to Hosking Avenue to Taft Highway. ANALYSIS The Hosking Avenue/Highway 99 interchange was not fully improved when the Freeway Oriented Signs (Section 17.60.070.D) ordinance was originally adopted. With the interchange now fully improved and encircled by urbanization, there is no reason to not add the interchange to the Freeway Oriented Signs ordinance. Staff has prepared a map (Exhibit A) reflective of the dimensional requirements outlined within the ordinance. With Committee direction, staff can prepare the additional amendments to Section 17.60.070 to facilitate inclusion of the Hosking Avenue/Highway 99 interchange. These amendments would be scheduled to the next available Planning Commission meeting. Subsequently thereafter, the ordinance amendment would be forwarded to the City Council for final action. CONSIDERATION CEQA analysis will not be completed as part of this report as there is no project per the California Environmental Quality Act (CEQA) at this time. If the Planning and Development Committee directs that the Zoning Ordinance be amended, then CEQA will be triggered because a discretionary decision will follow, and preparation of appropriate environmental analysis will be requisite. The erection of any signage resulting from the ordinance amendment is categorically exempt per Section 15311 of CEQA. RECOMMENDATION Thus, staff would recommend the preparation of an ordinance amending Section 17.60.070 of the Zoning Ordinance to provide for the inclusion of the Hosking Avenue/Highway 99 interchange within the Freeway Oriented Signs ordinance. OPTIONS Staff requests that your committee digest the information within this report and any testimony associated with the Committee meeting itself and provide direction regarding further consideration of this topic. Three options available are: Option 1: No Further Action. Option 2: Prepare Draft Ordinance. If directed, staff will prepare a draft Ordinance for presentation to the Planning Commission and subsequent forwarding to the City Council for deliberation and potential adoption. Option 3: Alternative Direction from the Committee. NEXT STEPS Staff will take the direction of the Committee. ATTACHMENTS Exhibit A – Freeway Oriented Sign Map – State Route 99 and Hosking Avenue. EXHIBIT A MEMORANDUM February 10, 2021 TO: PLANNING AND DEVELOPMENT COMMITTEE Bruce Freeman, Chair Bob Smith Patty Gray FROM: Christopher Boyle, Development Services Director SUBJECT: Multifamily Development Standards This report is a follow up to a report provided at the May 6, 2020 Planning and Development Committee meeting where the committee discussed a referral from Councilman Parlier directing staff to look at development standards for large apartment complexes. At that meeting, City Manager Clegg stated Councilmember Parlier had concerns with land use patterns, in particular an over-concentration of multifamily complexes in various areas of the city. Staff noted that state law prohibited the adoption of design standards that are not objective in nature. Committee Chair Freeman directed staff to clarify with Councilmember Parlier the objective of his referral. He also requested staff research the concept of a development standards checklist to be presented at a future Committee meeting. BACKGROUND As directed by Committee Chair Freeman, staff had follow-up dialogue with Councilmember Parlier. Councilmember Parlier expressed that the primary goal is to have an instrument that ensures that quality multifamily projects are the norm within the community. Staff discussed with Councilmember Parlier the concept of objective design standards as a methodology toward accomplishing that goal. As the referring Councilmember, he is supportive of this concept. ANALYSIS Since state leaders have declared a housing crisis in California that has resulted in many housing-related bills being passed by the legislature, staff began analysis first with a review of current housing law. There have been many laws adopted with the intent of promoting the accelerated construction of affordable housing in the state, beginning with SB 35 in 2017. Many of these new laws have fallen under the umbrella of the Housing Accountability Act (HAA). Originally adopted in 1982, the HAA was intended to overcome the lack of certainty developers experienced by limiting local governments’ ability to deny, make infeasible, or reduce the density of housing development projects. Since 2017, the HAA has been amended no less than seven times to expand and strengthen its provisions. Key restrictions on local governments’ ability to take action against housing development projects are set out in Government Code section 65589.5. One amendment, SB 330, known as the Housing Crisis Act of 2019 (Act) speaks to the adoption of design standards for residential development. Government Code Section 66300 requires that a “city shall not enact a development policy, standard, or condition . . . imposing or enforcing design standards established on or after January 1, 2020, that are not objective design standards.” Objective design standards are defined within the Act as “a design standard that involve[s] no personal or subjective judgment by a public official and is uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official before submittal of an application.” Local governments are not prohibited from requiring a housing development project to comply with objective, quantifiable, written development standards, conditions, and policies. The intent of the HAA provisions is to give developers certainty in what standards, conditions, and policies apply to their project and how those standards can be met. Local governments that deny a project due to a failure to meet subjective standards (those standards that are not objective as defined) could be in violation of the HAA and subject to penalty. In addition, objective standards that do apply should make it feasible for a developer to build to the density allowed by the zoning and not constrain a local government’s ability to achieve its Regional Housing Needs Allocation (RHNA) housing targets. In order for a development to qualify for the protections under the HAA it must meet the definition of a “housing development project”. Furthermore, for a project to qualify for the affordable housing protections, it must also meet the definition of “Housing for very low-, low-, or moderate-income households”. A “housing development project” means a use consisting of residential units only, mixed use developments consisting of residential and non-residential uses with at least two-thirds of the square footage designated for residential use, or transitional or supportive housing. In order to qualify as a housing development affordable to lower- or moderate- income households, the project must meet one of the following two criteria: • At least 20 percent of the total units shall be sold or rented to lower income households. Lower-income households are those persons and families whose income does not exceed that specified by Health and Safety Code, § 50079.5, 80 percent of area median income. • 100 percent of the units shall be sold or rented to persons and families of moderate income, or persons and families of middle income. Moderate-income households are those persons and families whose incomes are 80 percent to 120 percent of area median income (Health and Safety Code, § 50093.) Middle- income households are those persons and families whose income does not exceed 150 percent of area median income (Gov. Code, § 65008 subd. (c)) In addition, the rental or sales prices of that housing cannot exceed standards restricting rent or sales prices to percentages of area median income with adjustments for household size made in accordance with specific factors. Thus, objective development standards would apply to mixed use and multifamily projects applying under Housing Accountability Act protections, typically income restricted development most important to the City in realizing compliance with housing element goals toward providing housing for all residents in the community. As an example, this report includes the recently adopted “Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021.” Although many cities in the state have recently adopted or are currently in the process of adopting objective development standards, staff sees the City of Gilroy standards as an excellent example of what objective development standards are, their applicability to the HAA and the intended outcomes of ensuring attractive and functional homes for all residents. Please take some time to review the attached Gilroy standards, or visit the City of Gilroy website to view this document at: https://www.cityofgilroy.org/905/Objective-Design-Standards. Market rate development in the City, such as “The Reserve” development at the northeast corner of Harris Road and Buena Vista Road (shown below), would not be subject to HAA protections and would not be required to provide consistency with objective development standards. Objective development standards could provide an ordinance that would ensure quality development for all projects, whether market rate or affordable housing. Committee Chair Freeman also requested analysis associated with the creation of a checklist that could assist developers. In that update to the Zoning Ordinance will be a requirement in conjunction with the Housing Element Update, staff recommends that the checklist be prepared as a component of the ordinance update effort, to be brought to the committee for review and recommendation as a separate item at a later date. CONSIDERATIONS Adoption of objective development standards does not render current subjective approaches null nor preclude the existing processes from being utilized. Subjective analysis of project merit would still be available for utilization as a tool for staff and/or developers. Another consideration involves any potential impact to previously approved entitlements, including vested subdivision maps. Staff advises that there would be no impact to previous entitlements. Objective standards would be available for multi-family residential and mixed-use development that qualifies to utilize the standards. Development Services has secured a Regional Early Action Planning (REAP) grant for $291,476.00. In order to be in compliance with State law, the City’s Zoning Ordinance will need to be updated in conjunction with the upcoming 6th Cycle Housing Element update. Current residential zoning will not be consistent with state law and will need updating concurrently with the Housing Element Update. The update shall replace the existing nested residential zoning format with a zoning strategy that provides better density assurances through implementation of minimum and maximum density standards within each residential zone, providing better confirmation of Regional Housing Needs Allocation compliance. The revised zoning ordinance, in conjunction with the 6th Cycle Housing Element update, will increase and accelerate housing production. The City’s consultant additionally recommends that the City also adopt objective development standards to further comply with State law. A request for proposal is currently being drafted to accomplish the tasks approved within the REAP grant. CEQA analysis will not be completed as part of this report as there is no project per the California Environmental Quality Act (CEQA) at this time. If the Planning and Development Committee directs that an objective development standard ordinance be written, then CEQA will be triggered because a discretionary decision will follow. In that no physical change to the environment will occur as a component of the adoption of the ordinance, and that subsequent development will require project by project CEQA analysis, my initial thought would be that this ordinance amendment would be exempt from CEQA or incorporated into ongoing Housing Element environmental analysis. RECOMMENDATION Within the ongoing 6th Cycle Housing Element effort, the list of state laws that must be addressed is a long one. Compliance with the objective development standards component of the Housing Accountability Act would make progress toward that effort and could ensure that quality multifamily projects are the norm within the community. Thus, staff would recommend the inclusion of mixed-use and multi-family residential objective design standards as a component of the ordinance updates associated with 6th Cycle Housing Element Update. OPTIONS Staff requests that your Committee digest the information within this report and any testimony associated with the Committee meeting itself and provide direction regarding further consideration of this topic. Three options available are: Option 1: No Further Action. Option 2: Prepare Ordinance. If directed, staff will include the preparation of mixed-use and multi-family residential objective design standards within the RFP for preparation of required housing-related Zoning Ordinance Updates. The objective design standards will be brought to the Planning Commission for review and recommendation to the City Council for final approval and adoption. Option 3: Alternative Direction from the Committee. NEXT STEPS Staff will take the direction of the Committee. ATTACHMENTS Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 1 of 11 The intent of Objective Design Standards is to provide developers with a clear understanding of the City’s expectations for mixed-use and multi-family residential project design. Objective design standards are written as requirements, rather than guidelines; therefore, all mixed-use and multi-family residential projects applying under Housing Accountability Act (HAA) protections shall comply with each standard. Importantly, objective design standards regulate site and structure design only. Projects must also comply with all applicable building permit requirements, zoning code requirements, and development standards such as height, setbacks, floor area ratio, etc. Applicability: The Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards apply to residential projects consisting of multi-family residential units only or mixed-use buildings, as defined below. Mixed-use. A building consisting of residential and non-residential uses (e.g., commercial retail, retail service, office, civic, and institutional) with at least two-thirds of the square footage designated for residential use, transitional housing, or supportive housing. Multi-Family Dwelling. A residential structure containing two or more residential dwelling units, each of which is for the occupancy by one or more persons, including duplexes, triplexes, fourplexes, apartments, condominiums, and townhouses. BUILDING ENTRIES, STAIRWELLS, AND GARAGES Intent: To create an attractive, welcoming, safe, and active interface between private development and the public realm, buildings and site design shall meet the following objective criteria: All Residential Developments  Residential entries. Residential units that are not adjacent to the street shall have front entries that are oriented to common areas such as paseos, courtyards, parking areas, and active landscape areas. (CPTED)1  Exterior Stairwells. Exterior stairwells shall not be oriented to the street. For safety and security, exterior stairwells shall face interior spaces, such as plazas and gathering areas, parking areas, and pedestrian pathways and shall not be separated from these areas by landscaping, fences, or walls taller than three feet. (CPTED)  Access Control. Gated, fenced, or underground parking facilities, and gated exterior stairwells shall incorporate access control technology (e.g., access card or key). (CPTED)  Security Camera System. Developments with more than 50 units shall incorporate a monitored or recorded security camera system. (CPTED) 1 (CPTED) indicates a standard that addresses crime prevention through environmental design. Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 2 of 11 Multi-family Residential Developments  Front entries. Buildings positioned along the street shall orient front entries to the street. Street facing residential units shall have covered front entries with a minimum recess or projection of 48 square feet in area.  Entryway Design. Street facing entries shall be accentuated by a minimum of one (1) of the following:  a change in roof pitch or form, such as a gable, that extends a minimum of one foot past the sides of the door jamb.  an increase in roof height of at least one (1) foot to accentuate the entry.  wood, stone, tile, or brick accent materials covering a minimum of 30 percent of the entryway wall surface area, inclusive of windows and doors.  Garage Doors. For projects containing five (5) or more units, garage doors shall not face a public street(s) but may be oriented toward an alley or a private street/driveway that is internal to the project. All garage doors shall be recessed a minimum of six (6) inches from the surrounding building wall and shall include trim of at least one and a half (1.5) inches in depth. FIGURE 1: GARAGE DOOR ORIENTATION, PROJECTS WITH FIVE OR MORE UNITS Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 3 of 11 Mixed-use Residential Developments  Commercial/Office Units. Commercial/Office unit entrances shall face the street, a parking area, or an interior common space.  Residential Units. Residential units in a mixed-use development shall be located on the upper floors of any elevation that faces a public street with residential access provided through a separate entry along each street frontage or a single entry at the corner. MASSING AND ARTICULATION Intent: To create a human-scale environment and buildings that are compatible with and enhance the surrounding area, building design shall meet the following objective criteria:  Residential Adjacencies. The side and rear walls of any building within 15 feet of a required setback shall be a maximum of 15 feet higher than the directly adjacent existing residential structure, or the exterior wall plane of each floor above the ground floor shall be stepped back by a minimum of eight (8) feet along the entire facade. There is no stepback requirement for side and rear walls more than 15 feet from the required setback line. FIGURE 2: SIDE AND REAR WALLS ADJACENT TO AN EXISTING RESIDENTIAL USE  Major Massing Breaks. Buildings shall have major massing breaks at least every 56 feet along any street frontage or publicly visible area, by incorporating at least one (1) of the following features.  stepping back at least 51 percent of the upper floors by a minimum of 10 feet for at least 70% of the facade;  recessed or projected covered entries with a minimum area of 24 square feet;  exterior arcades or other ground floor building recessions that provide sheltered walkways within the building footprint with a minimum width of eight feet;  ground floor courtyards within the building footprint with a minimum area of 48 square feet; or  architectural features that are at least four (4) feet wide and extend a minimum of one (1) floor in height. Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 4 of 11 FIGURE 3: MAJOR MASSING BREAKS, GROUND FLOOR COURTYARDS  Minor Massing Breaks. Buildings shall have minor massing breaks at least every 30 feet along any elevation, by incorporating at least one (1) of the following features:  doors and windows recessed by a minimum of four (4) inches;  variations in wall plane (projection or recess) by a minimum of two (2) feet in depth for at least 30% of the facade;  vertical elements, such as pilasters, that protrude a minimum of one (1) foot from the wall surface and extend the full height of the structure; or  Any of the major massing breaks noted above can be double counted as a minor massing break, so long as it is located within the 30-foot section. FIGURE 4: MINOR MASSING BREAKS, VARIATION IN WALL PLANE Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 5 of 11  Roofline Articulation. Rooflines shall be vertically articulated at least every 48-feet along the street frontage through one (1) of the following techniques:  A change in wall or roof height of a minimum four (4) feet;  A change in roof pitch or form; or  The inclusion of dormers, gables, parapets, and/or varying cornices.  Building Variation. Buildings three (3) stories or taller and wider than 30 feet shall be designed to differentiate the ground floor, middle body, and top floor or cornice/parapet cap. Each of these elements shall be distinguished from one another through use of one (1) of the following techniques:  Variation in building modulation for a minimum 70% of the length of the façade, through changes in wall planes that protrude and/or recess with a minimum dimension of four (4) feet;  Balconies or habitable projections with a minimum two (2) feet in depth for a minimum 25% of the length of the façade;  Variation in façade articulation, through horizontal and/or vertical recesses or projections; (minimum four (4) inches in depth) such as shading and weather protection devices, decorative architectural details, or a pattern or grouping of windows, panels, or bay windows;  Variation in fenestration, through at least two (2) of the following: size2, proportion3 or pattern; or  Variation in façade material, through at least two (2) of the following: size4, texture, pattern, or color. FIGURE 5: BUILDING VARIATION BY MODULATION, BUILDINGS THREE STORIES OR TALLER 2 Including: incorporating a stepback, recession, or projection with a minimum depth of four (4) feet. 3 Including: a change in the surface area occupied by windows, doors, balconies, or trim by a minimum of 15 percent. 4 Including: a change in depth of at least four (4) inches. Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 6 of 11 FIGURE 6: BUILDING VARIATION IN FENESTRATION, BUILDINGS THREE STORIES OR TALLER ARCHITECTURAL ELEMENTS Intent: To create a sense of place with buildings that are cohesive, well-crafted, and enhance the public’s experience, buildings shall be designed to meet the following objective criteria:  Corner Treatments. Corner buildings that are two (2) stories in height shall include at least one (1) of the following features within 15 feet from each edge of the building corner. Buildings that are three (3) or more stories in height shall incorporate a minimum of two (2) of the following features within 15 feet from each edge of the building corner:  change in primary wall material and color;  change in height of more than four (4) feet;  change in wall plane of a minimum depth of two (2) feet;  entry to ground floor retail or primary building entrance;  different fenestration pattern from the primary façade;  open space with a minimum dimension of 16 feet and minimum area of 450 square feet, which accommodates either a publicly accessible courtyard/plaza, or outdoor seating for public dining.  End Units. End units shall include the following features on their side elevations: a minimum of 15 percent fenestration area, and at least one (1) facade modulation with a minimum depth of 18 inches and a minimum width of two (2) feet. Example: Wrap around front porch.  Balconies, Patios, and Porches. All ground floor residential units and a minimum of 51 percent of the upper floor residential units shall include a balcony, patio, porch, or stoop, and this feature shall be a minimum 48 square feet in area. Fractional calculations shall be rounded up. Balcony walls above the ground floor shall be a maximum of 15 percent transparent. Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 7 of 11 FIGURE 7: BALCONIES, PATIOS, AND PORCHES  Façade Transparency. At least 60 percent of the ground floor, street facing walls of non-residential units shall include transparent window or door glazing between two and 10 feet in height from grade, providing unobstructed views into the non-residential space. Where it is infeasible to provide glazing, such as a parking garage, trash room, mechanical room, or electrical room, landscaping with a minimum dimension of 18-inches in depth and a width equivalent to 70 percent of the wall shall be provided to soften the appearance of a blank wall on the ground floor. FIGURE 8: MIXED USE FAÇADE TRANSPARENCY Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 8 of 11  Windows and Doors. Windows and doors shall either be trimmed or recessed. When trimmed, the trim material shall not be less than 3.5” in width by ¾” in depth when protruding from the wall. Foam trim molding is prohibited on the ground floor. When recessed, the building primary siding material (masonry or stucco) shall cover the recessed edge faces and wrap toward the interior face of the window glazing or door face by not less than 3" in depth. FIGURE 9: WINDOW AND DOOR TRIM  Personal Outdoor Storage Spaces. A minimum of 10 square feet (80 cubic feet) of personal outdoor storage space shall be provided for each dwelling unit. Personal outdoor storage areas shall be covered and able to be locked. COLORS AND MATERIALS Intent: To ensure that buildings include a variety of color palettes and textures with durable and attractive materials that contribute to the aesthetic quality of the development and the neighborhood, buildings shall be designed to meet the following objective criteria:  Primary Wall Finish Material. The primary wall finish material5 shall be wood, stone, brick, stucco, fiber cement or other cementitious material, or stone. T1-11 siding and all grooved or patterned wood panel or composite wood panel siding are prohibited.  Required Number of Materials. Structures shall incorporate a minimum of two building materials on each building elevation. Trim does not count as the second material.  Colors. Structures shall have a color palette that consists of at least two (2) body colors and two (2) accent colors (not including roof color). Projects with two (2) or more residential structures shall 5 Primary wall finish material: the material covering the largest percentage of surface area of any building face or elevation. Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 9 of 11 include a minimum of two (2) color palettes and shall not use a single palette on more than 70 percent of the residential structures. Stone materials shall not be painted. CIRCULATION Intent: To provide pedestrians, vehicles, and cyclists with safe and efficient site access and circulation, site design shall meet the following objective criteria:  Pedestrian Circulation. All structures, entries, facilities, amenities, and parking areas shall be internally connected with pedestrian pathways. Pedestrian pathways shall connect to the public sidewalk along each street frontage. Pedestrian pathways shall be separated from roads and parking areas by a physical barrier, such as a grade-separation, of six inches or more or a raised planting strip.  Vehicular Circulation. All parking areas shall be internally connected and shall use shared driveways within the development.  Carports: Carports shall be painted with the approved color palette for the project.  Parking. Parking shall not be located between the building frontage and a public sidewalk. Uncovered parking areas shall include a landscaped break with one (1) tree and a minimum width of five (5) feet at intervals of a maximum of every 12 parking stalls. FIGURE 10: UNCOVERED PARKING AREAS  Bicycle Parking. All structures with dwelling units shall provide short-term bike parking in the form of an inverted “U”. An artistic rack may be proposed, subject to discretionary City approval. Bicycle parking shall not be separated from building entrances by a road, parking area, or structure. Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 10 of 11 OPEN SPACE AND COMMON AREAS Intent: To ensure that residents and visitors have access to usable open space and common facilities that provide recreational opportunities, promote a safe environment, and enhance the pedestrian experience, common area and open space design shall meet the following objective criteria:  Outdoor Space. Landscaping shall be located in all outdoor areas that are not specifically used for parking, driveways, walkways, patios, or other outdoor amenities as described below.  Paved Areas. Paved areas shall not exceed 50 percent of the required front or street side setback area.  Courtyard and Gathering Areas. Internal courtyards and common areas shall be visible from the street, parking areas, pedestrian pathways, and/or interior building entries. (CPTED)  Public Art. Developments with more than 20 units shall provide at last one public art amenity, to be approved through the City’s public art approval process.  Play Areas. Multi-family developments with more than 10 units shall provide a play area with at least two structured play modules (e.g., slide and sand box, or tunnel and climber) and a picnic table adjacent to the play area as one of the required active outdoor amenities. Senior or convalescent type housing is exempted from the play area requirement but shall provide a shaded outdoor patio area with minimum seating capacity of eight persons as one of the required active outdoor amenities.  Outdoor Amenities. Projects shall provide outdoor amenities according to the following table. Required amenity areas may be combined into a single area, if the minimum requirements for each amenity area are met within the combined area.  Passive Recreation Amenities. Passive recreation amenities include community gardens, outdoor gathering/seating area, picnic/barbeque area, pet area/dog park, or courtyard/ plaza. Each passive recreation area shall include a minimum seating capacity of one for each 10 units and at least one of the following: trellis, gas fire pit, BBQ, or picnic table.  Active Outdoor Amenities. Active recreation amenities include playground/tot lots, sport court/field, outdoor fitness area, swimming pool, exercise structure or complex, clubhouse w/kitchen, recreation hall. Number of Units in Development Passive Recreation Amenities Active Recreation Amenities 11-30 2 with a minimum area of 300 sq. ft. total 1 with a minimum area of 500 sq. ft. total 31-60 2 with a minimum area of 400 sq. ft. total 2 with a minimum area of 800 sq. ft. total 61-100 2 with a minimum area of 500 sq. ft. total 2 with a minimum area of 1,200 sq. ft. total 101+ 2 with a minimum area of 600 sq. ft. total 2 with a minimum area of 2,000 sq. ft. total Gilroy Mixed-use Residential and Multi-family Residential Objective Design Standards Policy – Adopted October 18, 2021 Page 11 of 11 LIGHTING  Dusk to Dawn. All structures, entries, parking areas, refuse enclosures, active outdoor/landscape areas, and pedestrian pathways shall include dusk to dawn lighting for safety and security. (CPTED)  Design and Placement. Lighting shall be recessed or hooded, downward directed, and located to illuminate only the intended area. FIGURE 11: LIGHTING DESIGN  Lighting Spill. Lighting shall not spill beyond the intended area and shall not extend across a property line. FENCING  Fences and Wall Materials. Chain link fences are prohibited. UTILITIES AND SERVICE AREAS  Screening. Utilities and utility vaults, and all mechanical equipment shall be screened or hidden from view from the public street.  Refuse Enclosures. Trash, recycling, organic waste, and green waste bins and dumpsters shall be consistent with fire and building codes and shall be housed in a covered refuse enclosure with a gate that screens the trash receptacles. Sizing of the enclosures shall conform to solid waste provider requirements.  Refuse Enclosure Materials and Colors. Refuse enclosures shall be constructed of the same primary wall material and color as the most adjacent building within the development.  Refuse Enclosure Access. Refuse enclosures shall have both a vehicular access gate with a concrete apron, and a pedestrian entrance. Gates shall be opaque. Access shall conform to solid waste provider requirements. 12:00 p.m.3:30 pm Closed Session 5:15 p.m. Public Session Redistricting Hearing: 02/23 Budget Hearing: 06/01, Budget Adoption: 06/15 12:00 p.m. S M T W TH F S S M T W TH F S S M T W TH F S 31 1 1 2 3 4 5 1 2 3 4 5 2 3 4 5 6 7 8 6 7 8 9 10 11 12 6 7 8 9 10 11 12 9 10 11 12 13 14 15 13 14 15 16 17 18 19 13 14 15 16 17 18 19 16 17 18 19 20 21 22 20 21 22 23 24 25 26 20 21 22 23 24 25 26 23 24 25 26 27 28 29 27 28 27 28 29 30 31 30 31 S M T W TH F S S M T W TH F S S M T W TH F S 1 2 1 2 3 4 5 6 7 1 2 3 4 3 4 5 6 7 8 9 8 9 10 11 12 13 14 5 6 7 8 9 10 11 10 11 12 13 14 15 16 15 16 17 18 19 20 21 12 13 14 15 16 17 18 17 18 19 20 21 22 23 22 23 24 25 26 27 28 19 20 21 22 23 24 25 24 25 26 27 28 29 30 29 30 31 26 27 28 29 30 S M T W TH F S S M T W TH F S S M T W TH F S 1 2 1 2 3 4 5 6 1 2 3 3 4 5 6 7 8 9 7 8 9 10 11 12 13 4 5 6 7 8 9 10 10 11 12 13 14 15 16 14 15 16 17 18 19 20 11 12 13 14 15 16 17 17 18 19 20 21 22 23 21 22 23 24 25 26 27 18 19 20 21 22 23 24 24 25 26 27 28 29 30 28 29 30 31 25 26 27 28 29 30 31 S M T W TH F S S M T W TH F S S M T W TH F S 1 1 2 3 4 5 1 2 3 2 3 4 5 6 7 8 6 7 8 9 10 11 12 4 5 6 7 8 9 10 9 10 11 12 13 14 15 13 14 15 16 17 18 19 11 12 13 14 15 16 17 16 17 18 19 20 21 22 20 21 22 23 24 25 26 18 19 20 21 22 23 24 23 24 25 26 27 28 29 27 28 29 30 25 26 27 28 29 30 31 30 31 League of California Cities Mayors and Council Members Executive Forum - 2022 Date Yet To Be Determined League of California Cities Annual Conference - September 7-9, 2022 OCTOBER NOVEMBER DECEMBER APRIL MAY JUNE JULY AUGUST SEPTEMBER JANUARY FEBRUARY MARCH Planning & Development Committee Calendar January 2022 Through December 2022 All meetings will be held at City Hall North, First Floor, Conference Room A DRAFT Planning & Development Committee City Council Meetings Budget Departmental Workshop Holidays - City Hall Closed