75A - PH METRO EAST MIXED USE OVERLAY (MEMU)

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GPA No. 2018-3, AA No.2018-6, ZOA No. 2018-3, and SPR No. 2018-02 Metro East Mixed Use (MEMU) Overlay Zone and Elan projects July 23, 2018 Page'3 Project Description and Analvsis:'MEMU and Elan The MEMU Overlay Zone expansion and amendment project will extendthe MEMU overlay zone west along First Street to Grand Avenue and will reclassify certain land use districts and amend certain development standards. The project also includes Elan, a mixed-use development project consisting of 603 residential and live/work units and 8,530 square feet of commercial area. MEMU Expansion and Amendments The MEMU Overlay Zone expansion and amendment project will apply the MEMU (OZ -1) designation to 52 parcels and increase its size by approximately 33 acres. The expansion area currently includes a mixture of commercial and multiple -family land uses, as well•as a handful of vacant parcels and one affordable housing community that is under construction. Extending the MEMU Overlay Zone to these parcels will maintain their existing zoning designations but will apply the OZ -1 designation. The OZ -1 designation will allow property owners to maintain current developments without rendering existing sites legal -nonconforming, but will also add a layer of additional development opportunities should the property owners elect to develop a mixed-use project permitted by the MEMU Overlay Zone. The MEMU Overlay Zone expansion and amendment project requires approval of: General Plan Amendment. Components of the General Plan must be amended to ensure consistency with the MEMU expansion and amendments project and the Elan project. Amendments include updates to the Land Use and Urban Design elements' maps, figures, and buildout assumptions to reflect the MEMU expansion and account for the new Urban Neighborhood and District Center land use designations. The amendments will also be consistent with the 2014 Housing Element. Amendment Application. Changing the existing MEMU map and boundaries requires an amendment application (zone change). The proposed MEMU Overlay Zone expansion area was refined based on community feedback, staff review, and environmental analyses. The boundaries exclude established single-family neighborhoods and properties with historic designations primarily found near Fourth Street. Zoning Ordinance Amendment. Changes to the MEMU .text require a zoning ordinance amendment to change the development standards and permitted land Uses in the MEMU Overlay Zone. The MEMU Overlay Zone expansion maintain the current caps of 5,551 potential new residential units and a potential net increase of approximately 963,000 square feet of commercial space and 69000 square feet of office space that were analyzed and approved in the original EIR and MEMU Overlay District adopted in 2007. The expansion will allow these development potentials to be spread over a larger area within the existing and proposed'MEMU Overlay Zone boundaries. 75A-7