ORDINANCE NO. 1490
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS APPROVING THE WHEELER PLAZA PLANNED DEVELOPMENT PLAN AND
RELATED ZONING MAP AMENDMENT TO REZONE THE PROJECT SITE FROM MIXED-USE DOWNTOWN CORE (MU-DC) ZONING DISTRICT TO PLANNED
DEVELOPMENT (PD) ZONING DISTRICT AT WHEELER PLAZA (APN 050-1 32- 260), 1245 SAN CARLOS AVENUE (APN 050-132-180), 1249-1265 SAN CARLOS
AVENUE (APN 050-132-170) AND 657 WALNUT STREET (APN 050-132-140).
RECITALS
WHEREAS, the City of San Carlos entered into a Disposition and Development Agreement ("DDA") with Silverstone Development Northern California ("Developer") in 2013. The DDA provides for the sale of the City-owned properties to the Developer and for the Developer to construct the Wheeler Plaza development and convey to the City a public parking garage condominium space containing at least 237 parking spaces for use by the general public; construct vehicular and pedestrian access improvements, including an expansion of the Sister City Lane; and to provide at least 15% of the housing units at an affordable price or pay an in-lieu fee of approximately $3.5 million in compliance with the City's Municipal Code; and
WHEREAS, the City Council certified the Final Environmental Impact Report for the Wheeler Plaza Development on October 8, 2012 following review and recommendations from the Planning Commission and Traffic and Circulation Commission; and
WHEREAS, in addition to the public hearings, the proposed development project was reviewed by the community at meetings held on December 2, 2009, May 4, 2011, December 7, 2011 and February 12, 2015; and
WHEREAS, pursuant to Title 18 of the City of San Carlos Municipal Code (the "Zoning Code"), Silverstone Communities filed an application for approval of a Planned Development Plan and accompanying Zoning Map Amendment to facilitate the development of the Wheeler Plaza development; and
WHEREAS, by Resolution PC2015-04, adopted on April 14, 2015, the Planning Commission recommends the City Council adopt the Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act ("CEQA") for the implementation of the mitigation measures outlined in the Final Environmental Impact Report; and
WHEREAS, at a duly noticed public hearing held on April 14, 2015, the Planning Commission approved the: Design Review; Tentative Map; Grading and Dirt Haul Certificate; Below Market Rate Housing Plan; and the Transportation Demand Management Plan, effective on the effective date of the Planned Development (PD) Plan; and
WHEREAS, by Resolution PC2015-05, adopted on April 14, 2015, the Planning Commission recommended the City Council approve the Zoning Map Amendment as set forth in Exhibit A to this Resolution and adopt the Planned Development (PD) Plan as set forth in Exhibit B to this Resolution; and
WHEREAS, the City Council of the City of San Carlos held a duly notice public hearing regarding the proposed Planned Development Plan and Zoning Map Amendment on May 26, 2015; and
WHEREAS, by Resolution 2015-57 adopted on May 26, 2015, the City Council adopted the Mitigation Monitoring and Reporting Plan pursuant to CEQA for the implementation of the mitigation measures outlined in the Final Environmental Impact Report.
NOW, THEREFORE BE IT HEREBY ORDAINED by the City Council of the City of San Carlos as follows:
SECTION 1: The Zoning Map Amendment of San Carlos is hereby amended from MU-DC (Mixed Use Downtown Core) to PD (Planned Development District), by the adoption of a Plan of Development in accordance with the Planned Community Zoning for the construction a mixed-use building with: approximately 155,664 square foot residential building with 109 dwelling units, providing 192 parking spaces; approximately 10,274 square feet of commercial space with 10 shared parking spaces; and a two level public parking structure with approximately 252 parking spaces at: Wheeler Parking Plaza (APN 050-132-260); 1245 San Carlos Avenue (APN 050-132-180); 1249-1265 San Carlos Avenue (APN 050-132-170); and 657 Walnut Street (APN 050-132-140) as shown on the plans prepared by KTGY Group Inc. dated March 30, 2015.
SECTION 2: That the City Council hereby adopts the Plan of Development filed as "Wheeler Plaza". This plan indicates the approximate location of all proposed buildings, the size of the buildings, the parking to be provided and areas to be landscaped.
Standards of Development are as follows:
1. The land use regulations for the PD zone shall be those uses allowed in the MU-DC (Mixed Use Downtown Core) zoning district.
2. The structure shall be situated on the property in accordance with the Plan of Development prepared by KTGY Group dated March 30, 2015.
3. All setbacks and height of buildings shall be provided in substantial compliance with the Plan of Development.
4. Parking for the future commercial tenants shall be designated as ten shared parking spaces in the basement level parking garage. The on-site parking requirement for future commercial tenants is considered satisfied.
5. The project shall be constructed in accordance with all requirements of the Environmental Impact Report, Mitigation Monitoring Plan, Design Review Certificate, Tentative Map and Grading and Dirt Haul Certificate.
SECTION 3: The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.
SECTION 4: This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.
Introduced the 26th day of May, 2015
Passed and adopted as an Ordinance of the City Council of the City of San Carlos at a regular meeting thereof held on the 8th day of June, 2015 by the following vote:
AYES, COUNCILMEMBERS:
GRASSILLI, JOHNSON, OLBERT, COLLINS
NOES, COUNCILMEMBERS: GROCOTT
ABSENT, COUNCILMEMBERS: NONE
Exhibit A: Zoning Map Exhibit B: Wheeler Plaza Plan of Development dated March 20, 2015 Exhibit C: Findings for the Approval of the Wheeler Plaza Development Planned
Development Plan and Accompanying Zoning Map Amendment
EXHIBIT A
ZONING MAP AMENDMENT
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EXHIBIT C TO CITY OF SAN CARLOS ORDINANCE NO. 1490
FINDINGS FOR THE APPROVAL OF THE SAN CARLOS WHEELER PLAZA DEVELOPMENT PLANNED DEVELOPMENT PLAN AND ACCOMPANYING ZONING MAP
AMENDMENT
Having viewed all the materials identified in the Recitals for the Ordinance to which this Exhibit is attached, and having considered the record before it including the record in the above-referenced proceedings, oral and written testimony. reports, and other materials and information, including the Planning Department staff reports, the Planning COMMISSioh'S recommendations and information provided by the applicant and all other concerned persons, including comments at the public hearing held on May 11, 2015 on this Matter, the City Council finds, concludes and determines as follows -
In accordance with SCMC Section 18 36 040, a PD Plan and Rezoning shall only be approved if all of the following findings are made, and the City Council hereby makes the required findings as follows -
A The Proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply.
Basis for finding . The General Plan designation for the site is 'Mixed Use, Medium Density (21-50 DUs/Aci The site is also located within the City's Transit Oriented Development (TOD) corridor The project is consistent with several General Plan goals and policies, in that the project ensures a Sustainable land use pattern (Goal LU-I.. policies. LU-1 2; LU-1.3, LU-1 5; LU-1.11); the project preserves and strengthens downtown as the civic, cultural and social heart of the city (Goal LU-2, policies .LU-2.5 . U.1-2 LCI-2 7; LU-1 15) and promotes and expands public and alternative modes of transportation by supporting maximum allowed density near transit (Goal EM-11, policy EM-11.1),
B. The subject site is physically suitable for the type and intensity of the land use being proposed.
basis for finding. The PD site is generally level and consist of 2.19 acres. The EIR reviewed the geologic and geotechnical aspects of the site and found the site suitable for the proposed development The site is large enough to accommodate the proposed development and the related parking; landscape and open space. Therefore, the PD site is physically suitable for the type and intensity of the proposed land use.
C Adequate transportation facilities and public services exist or will be provided in accord with the conditions of the PD plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety or welfare.
Basis for finding: The PD site would have vehicular access to Walnut Street and maintains vehicular access from Cherry Street to San Carlos Avenue The site includes enhanced pedestrian connectivity, The site is located within close proximity of the Ca/train rail line and local bus service The site is within ease of walking distance of downtown amenities including shopping and dining as well as within 0/0$0 proximity to
the library and parks. The traffic study in the Final EIR found that the project would have less than a significant impact with the implementation of The mitigation measure to convert the Cherry Street/Laurel Street intersection to an all-way stop controlled intersection The Final. EIR also found that the project would not have a significant impact on public services, recreation and that the project can be adequately served by utilities
D The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area.
Basis for finding: The proposed development compiles with the allowed land uses and most of the development standards within the MU-DC zoning district The approval of the PD Plan would permit only minor changes in the development and parking regulations. The development improves pedestrian connectivity and increases public parking for the downtown.
E. The development generally complies with applicable adopted design guidelines
Basis for finding - The proposed development generally complies with the development standards within the MU-DC zoning district. The design of the development is of high quality architecture that is compatible with other key buildings in the downtown
F The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered: 1. Appropriateness of the use(s) at the proposed location 2 The mix of uses, housing types, and housing prices levels. 3. Provision of units affordable to persons and families of low and moderate income or
to lower income households. 4. Provision of infrastructure improvements 5. Provision of open space. 6. Compatibility of uses within the development area. 7. Creativity in design and use of land. 8 Quality of design, and adequacy of light and air to the interior spaces of the
buildings 0. Overall contribution to the enhancement of neighborhood character and the
environment of San Carlos in the long term.
Basis for finding: The PD plan generally complies With the development standards of the MU-DC zoning district The proposed ground floor OomMercial use with upper level residential is compliant with the zoning and general plan designation for the site At the request of city staff, the developer has elected to pay the affordable housing in-lieu fee The project complies with the open space requirements and provides adequate light and air to the residential units. The proposed development is of high quality architectural design and is compatible with surrounding commercial and multi-family residential uses The development will enhance the downtown with the provision of increased public parking spaces, enhanced pedestrian connectivity and new commercial spaces The project also provides housing designed to meet the city's transit oriented development goals and assist with the city's housing production requirements.