LTC 184-2008 Growth Management Report and Workshop~I ~;!
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OFFICE OF THE CITY MANAGER
NO. LTC # 184-2008
LETTER TO COMMISSION
TO: Mayor Matti H. Bower and Members of the City C mission
FROM: Jorge M. Gonzalez, City Manager
DATE: July 9, 2008
SUBJECT: Growth Management Report and Workshop
The purpose of this LTC is to provide the Mayor and City Commission with the report
Major Project Impact Analysis and Mitigation Study, which is to be presented at a
workshop on Monday, July 14th, at 4:00 p.m. in the City Commission Chambers.
The growth management report was prepared by Clarion Associates, the City's growth
management consultant. The report is intended to assist the City in developing a
comprehensive planning and regulatory system to evaluate the impacts and then
appropriately mitigate Major Development Projects. Copies of the report will be made
available to the public prior to the workshop. The goal of the workshop will be to discuss
the policy options and recommendations contained in the report, and then get direction
from the Commission on which policy options they want to implement.
Background
The report analyzes existing conditions, demographics, and development trends. The
amount of new development that could be accommodated is significant. Based on
existing zoning, the City is able to accommodate an additional 7,827 dwelling units, and
an additional 8,000,000 square feet of nonresidential development (see table below).
Ultimate Development Potential
Zoning Existing Estimated Available
Designation Development Buildout Capacity
Residential (units) 65,183 73,010 7,827
Nonresidential
(square feet) 21,711,308 29,719,667 8,008,359
Recommendations
Based upon the analysis, the report recommends that the City should amend the current
Planning Board Conditional Use procedure for Major Development Projects (MDPs).
• Further define the MDP concept, and the thresholds for requiring MDP approval.
• Broaden application to the entire City
• Codify this process into a separate section of LDRs
• Add codified standards for neighborhood compatibility
• Expand the Lot Aggregation Prohibitions
The Planning Board MDP review process should be expanded to include:
• Transportation Impact Analysis (TIA) - A more site-specific traffic and
transportation impact analysis (and mitigation) in close proximity to MDPs.
• Mitigation to include participation in specific projects rather than simple pay-as-
you-go impact fees
• Transportation mitigation fees expanded to include transit concepts such as local
circulator buses, alternative modes
• Transportation Demand Management (TDM) requirements:
^ off-peak start and end times for shifts
^ free or discounted transit passes for employees
^ Rideshare/ridematching/carpool programs
^ Guaranteed ride home /Car sharing programs
• Incorporate Sustainability concepts (e.g., energy conservation, carbon reduction,
LEED requirements, etc.)
• Possible Open Space, Public Area and/or Workforce Housing requirements.
The report recommends that the City should continue initiatives on Local Transit
Circulators, Public Parking Structures and Park and Ride facilities.
Next Steps
At the workshop, the Commission is requested to direct staff on desired policy options,
such as:
• Broadening application of Planning Board MDP review process to entire city?
• Keep existing thresholds of 50,000 s.f. structure, or modify for different uses?
• Increased fees and requirements for mitigating local traffic and linking
approvals to transportation mitigation projects contained in project bank?
• Fees for transit improvements, local circulators, pedestrian/bicycle amenities,
etc.?
• Requirements for Transportation Demand Management (TDM)?
• Codify compatibility standards, even if development rights are greater than
what is nearby?
• Mandatory Sustainability requirements or affordable/workforce housing
requirements?
The implementation of recommendations would be Phase II of this project, and could
begin shortly. Planning Department staff is ready to begin preparation of ordinances,
etc. to implement the chosen policy decisions.
JMG:TH:JGG:RGL
F:\PLAN\$ALL\CM_RESP\Growth Management Report LTC.doc
ATTACHMENT
C: Jose Smith, City Attorney
Gary Held, First Assistant City Attorney
Bob Parcher, City Clerk
Tim Hemstreet, Assistant City Manager
Jorge G. Gomez, Planning Director
Richard G. Lorber, Planning & Zoning Manager