75A - PH - EIR THE HERITAGE 2001 E DYER

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El No. 2015 -01, AA No. 2014 -04, GPA No. 2015 -03, DA No. 2015 -03 & VTTM No. 2015 -03 October 12, 2015 Page 5 The landscaping concept for The Heritage has been designed to complement the proposed structures. The concepts will assist in unifying the structures through a consistent landscape program. In addition to the 1.26 -acre central park, a system of bicycle and pedestrian trails would be incorporated into the project site. Elements such as water fountains, special hardscape and landscape features such as outdoor seating, lighting, and special pavement treatments will highlight the retail area and sidewalks. A diverse and drought tolerant landscape palette will also be provided throughout the project to accent and enhance the various architectural elements of the project (Exhibit 10). Protect Backaround In 1972, the City Council approved Minor Exception No. 1972 -22, which allowed the construction of a 356,000 square foot industrial building on the site with less than required parking. Since its completion, the building has been occupied by a variety of large -scale warehouse and furniture manufacturing uses, with a bicycle manufacturing facility the prior long -term use that vacated the site in the early 2000's. More recently, the office component of the building has been occupied by a data center, which utilizes approximately 10,000 square feet, with various short term uses occupying the warehouse section of the building. General Plan and Zoning Analysis The General Plan land use designation for the site is Professional and Administrative Office (PAO), which allows predominantly office uses along with support commercial and retail uses. The proposed project is not consistent with this General Plan land use designation. The applicant is requesting a General Plan Amendment for this project that would change the current land use designation to District Center (DC) with a maximum Floor Area Ratio (FAR) of 1.70, which would make the project consistent with the General Plan. The subject site is located in the Light Industrial (M -1) zoning district. The M -1 zoning designation allows uses such as warehouses, wholesale operations and manufacturing uses as well as support commercial businesses. The project site is not consistent with the zoning designation. An amendment application (zone change) to change the zoning designation to a Specific Development (SD) is proposed for this project, which would make the project consistent with the new SD zoning designation. It must be noted that while the project is inconsistent with the current General Plan and Zoning designations, this area of the City is currently being considered for rezoning by staff to a high density mixed -use zone. 75A -9