City Council Staff Report (2017-08-15),o"C%p.4a--"*& ? dQ ?. sq If % J 'iio '? p,4,dg%o#C[4R" 'CityCouncilReportItem:Category:Date:12.Old BusinessAugust 15, 2017TITLEContinued Discussion on the Initiation of a Zoning Code Amendmentto modify the provisions of the C-3 (Central Business District) and P-D(Planned Development) Zoning Districts to expand the number ofallowable land uses, relax signage standards, expedite the permitprocess for retailers, and to modify the parking regulations for newuses in existing buildings. (Roll Call Vote)RECOMMENDATIONThat the City Council initiate a Zoning Code Amendment to adopt provisions which willallow expanded Iand uses in the Downtown, relax and simplify signage standards, andprovide direction to staff to be proactive in attracting new retail uses.BACKGROUNDPrevious Meeting: This item was previously scheduled for June 6, 2017, however due toa long agenda the meeting was continued without Council action being taken.Process History: At its meeting of May 2, 2017, the City Council considered initiation ofa Zoning Code Amendment to modify various requirements pertaining to the C-3 ZoningDistrict (i.e., Downtown). This meeting was the culmination of multiple Council meetingsover the last four years regarding the "mix of uses" in the Downtown (the May 2nd staffreport, which includes links to all previous staff reports, is included as Attachment 1).In response to the City Council's February 7, 2017 meeting comments to considerexpansion of allowable uses in the Downtown, in particular those "categories ofbusinesses" that have been prohibited or otherwise restricted in the C-3 Zoning District,the May 2nd staff report included a recommendation to the Council to considersignificantly Ioosening the Iand use restrictions for the C-3 Zoning District.From the May 2nd meeting, staff Iearned that a majority of the Council supportsmaintaining robust land use controls in the Downtown, as evidenced by the Council'sarticulation of specific uses that should not be allowed. At this meeting, individualCouncil Members also provided various comments, including:*******The need to include kid friendly spaces like arcadesLook at pharmacies and urgent care facilitiesExpanded uses to the loop streetHistoric buildings should not be limited to retail on the ground floorLook at salons, makers space for children and dog washesNeed pedestrian-oriented usesShould increase flexibility for signs
City Council Report - August 15, 2017Initiation of Zoning Code AmendmentPage 2 of 6The Council also provided individual procedural comments to include:***Eliminate process that applies the same parking exception for restaurant as itdoes to retailBe proactive to find retailers in the DowntownExplore possibility of commissioning a new Downtown parking studyAffer discussing numerous suggestions, thesubsequent meeting to continue the discussion.Council directed staff to return at aDISCUSSIONIn an effort to continue the Council dialog of addressing the perceived imbalance ofuses in the Downtown, staff has included the following information in response to theMay 2, 2017 comments:Land Use: The Council requested that staff prepare a Iand use Iist that includes newuses that are pedestrian-oriented, kid-friendly, and which attract people. To this extent,staff has prepared a new C-3 land use table (on the following page) that proposeschanges as described below (all changes are highlighted and identified in boldedbrackets). The table specifies land use allowability as either permitted (P) or conditional(C), and whether allowed on the ground or upper floors. The goal of this new table is toencourage a broader land use base and to increase flexibility for new businessconcepts that may blend more than one use within the same tenant space, whilemaintaining the pedestrian-orientation of the Downtown.The proposed table represents in a change in paradigm from the current Iand usesection that strictly restricts land uses on Campbell Avenue (east of Second Street, and50-feet down adjoining side streets) but allows various other uses elsewhere in the C-3District regardless if they contribute to an active streetscape. Instead, the tablerecognizes that some uses may be appropriate in the Downtown generally, but shouldbe limited to upper floors only (such as offices). This approach is consistent withDowntown Development Plan guidance "to promote and encourage development alongthe loop streets, and beyond." By broadening the overall land use base, the goal ofcreating a vibrant pedestrian activity center can still be met without relying solely ontraditional retail activities.*New Uses: Various uses allowed in other zoning districts could be permitted,such as indoor amusement centers, medical clinics (upper floors only), hotels,bed and breakfast inns (historic buildings only), photography studios/supplyshops, hardware shops (limited to 2,000 square-feet to encourage smallerboutique hardware stores), pet supply stores (including self-serve pet washing),commercial schools (upper floors only), and ATM machines.In terms of brand new uses, the table introduces the term "food retailers"-whichis differentiated from restaurants-that would be defined as retail stores that sellnovelties/snacks (with no or limited on-site consumption), such as ice creamshops, candy stores, and juice bars. Such a distinction recognizes that foodretailers' operational practices are far less intensive than standard restaurants,particularly with respect to the number and duration of customer visits.
City Council Report - August 15, 2017Initiation of Zoning Code AmendmentPage 3 of 6Additionally "wine stores" (including incidental tasting) and "winery tasting rooms"(operated directly by a winery(s)) could be allowed with a Conditional Use Permit,allowing Downtown to capitalize on the success of the region's wineries. Lastly,"makerspaces" as well as "artisan products, small-scale assembly" could beallowed to provide opportunities for small-scale product development andassembly. The Council should discuss the merits of permitting makerspace usetypes ability to achieve consistency with the Downtown Campbell DevelopmentPlan & Standards since this Plan attempts to encourage "...functional groundfloor retail space along Campbell Avenue" (Strategy LU-1.1a). If such uses arelocated above street Ievel, that Iocation may be more in-line with the DowntownDevelopment Plan.*Existing Uses: The proposed table also includes uses which are currentlyallowed, but only in a restrictive manner (i.e., east of Second Street or 50-feetdown a side street). These include studios, office, tutoring centers, and generalservice. To encourage greater ground-floor vitality throughout the Downtown, theCity Council should discuss the possibility of permitting studios and generalservice use types on the ground-floor. However, tutoring centers and offices,would remain restricted to upper floors. Several uses that are currently allowedwith approval of a CUP could be reclassified as permitted, including grocerystores, convenience markets (without alcohol sales), movie theaters, andarcades. In addition, restaurants could be processed through a Conditional UsePermit given the City would permit additional uses as a method to incentive non-restaurant businesses.LAND USESiGROUNDFLOORI UPPERFLOORSRetail ActivitiesBookstoresConvenience markets/stores (no alcohol sales) [no Ionger require a CUPIFood retailers [new use]Furniture storesGrocery stores [no longer require a CUPIHardware stores (Iess than 2,000 sq. ft.) [new use]Music (recordings) stores [new uselPet supply stores (including self-serve pet washing) [new uselPharmacies/druB storesPhotography studio/supply shops [new uselRetail stores, general merchandiseLiquor storesSecondhand/thrift storesWine stores, including ancillary tasting [new uselServices and InstructionPersonal services [allow on Campbell AvenuelStudios, small and Iarge [allow on Campbell Avenue]Banks and financial servicesSpa Services/Health Spaspcpcp
City Council Report - August 15, 2017Initiation of Zoning Code AmendmentPage 4 of 6LAND USESCommercial schools [new uselMedical services, clinics [new uselSchools - K-12, private [new use]Tutoring center, small and Iarge [restrict to upper floorlRestaurants and Drinking EstablishmentsOutdoor seating, ancillary to a restaurantRestaurants, standard or cafe [require a CUP]Liquor establishment, ancillary to a restaurant or other primary useLiquor establishment, stand-alone bar/tavernWinery tasting room [new use]Employment/Office/ProductionArtisari products, small-scale assembly (w/retail storefront) [new use]Artisan products, small-scale assembly (w/o retail storefront) [new use]Government offices and facilitiesMakerspace [new uselOffices, professional [restrict to upper floorlHospitality/LodgingBed and breakfast inn (within an historic structure) [new use]Hotels [new uselEntertainment and AssemblyArcades1 [no longer require a CUPIIndoor amusement/entertainment/recreation centers [new uselMovie theaters [no longer require a CUP]Live Entertainment and/or dancing, ancillary to a primary useNightclubs (Iive entertainment and dancing as primary use)Performing arts theaters and concert halls [new uselBanquet facilities [restrict to upper floorlPublic assembly uses[restrict to upper floorlHousingApartments (condominiums require rezoning to C-PD)Senior citizen housing [new uselLeasing/management office, ancillary to a housing use [new uselOther UsesParking lot/structure, public or privateAutomated teller machines (ATM's) [new uselLate Night Activities, in association with any useWireless Communication FacilitiesiGROUNDFLOORi UPPERFLOORScppccppccppccccccpIcJcMay be allowed in compliancewith Campbell Municipal CodeChapter 21.34 (WirelessCommunications Facilities)lWould still require City Council approval of an Arcade Permit
City Council Report - August 15, 2017Initiation of Zoning Code AmendmentPage s of 6Signage: The Council determined that a comprehensive update to the Downtown SignCode should be addressed as a separate item and that staff should focus on creatingmore flexibility for temporary and menu display signs in the meantime. As such, theZoning Code Amendment could include provisions to specifically allow such signs,including standards for size, shape, dimensions, and materials in order to encouragecreative and high-quality designs:*Temporary Signs: Although the Downtown Sign Code is silent on temporary "Aframe"/sandwich board signs, the City has tolerated their placement on privateproperty. However, without specific code provisions, there is no mechanism toensure material and design quality or appropriate placement.-[4G@3,:l',' Jptl*,"i%'Ii1.? U N' W?' 150??JWlmK'!a'?v .?'?' L q' 55;- ,1*Menu Display Signs: Historically, the City has not considered menu displays tobe "signs." However, by creating specific allowance for menu displays, the Citycould encourage greater use of this feature in a manner that contributesadditional visual interest to the Downtown.l75-"<..[]l€L[,'EFo,h"?!W'MIM'r?q]]Qi"mi:ffi.,l'a, i-'sa'4.?.. 0
l.{11 ' .-. ,':.- aa , .S)j":,":',',:al"'?;?WFTI,,,-i1Parking: The Council indicated a desire to eliminate the parking exception forrestaurants (restaurants and retailers are not subject to a parking standard upon achange of use within an existing building per CMC Sec. 21.10.060.l.3). This coderevision would require a use change to restaurants to provide parking over what hadbeen accepted for the previous use, likely constraining seating capacities below what iscurrently allowed. Such a change has the potential to discourage new restaurants orresult in new restaurants that focus on a greater amount of off-site consumption (to-go/take-out orders) rather than on-site dining.
City Council Report - August 15, 2017Initiation of Zoning Code AmendmentPage 6 of 6Based on past experience, the City will Iikely receive a request for a parking reduction toallow an increase seating capacity. Absent a parking in-lieu fee, it would be challengingfor a restaurant to demonstrate the necessary findings to justify approval of a parkingreduction. As such, the Council may consider allocation of funds in the next budgetcycle for preparation of a Downtown Parking Study that could serve to establish a legalnexus for creation of a permanent parking in-lieu fee.Pro-Active Retail Attraction: In addition to broadening the Downtown land use base,creating flexible signage standards for temporary signs and restaurant menu displays,and elimination of the parking exception, the Council may also wish to affirm whetherCommunity Development Department staff should take proactive efforts to attractretailers. At the May 2nd meeting, staff mentioned that the current practice to locatebusinesses in the Downtown has been Iimited to existing Campbell businesses thathave been displaced. If the City Council wishes to expand the current practice, staffrequests such direction to do so.CONCLUSIONStaff is requesting that the Council include in their discussion:@***Land use types (i.e., whether to add, remove, and/or modify uses from the table)Temporary signage to allow portable signage and restaurant menu displaysParking exemption consideration absent a parking in-Iieu fee.A proactive economic development approach in attracting retail businesses.Should the Council authorize initiation of a Zoning Code Amendment, staff will be beginpreparation of a Zoning Ordinance Amendment that would be reviewed by the PlanningCommission in the next few months prior to being brought to the Council for formalconsideration.Alternatively, the Council may continue this meeting direct staff to return with specificchanges to consider and/or additional research.r',a{"z-'F"-"Daniel..Fama.Daniel Fama, Senior Planner/lkQi{%1,Paul Kermoy'hn, Community Development Director?rianL&venthal, City ManagerPrepared by:Reviewed by:Approved by:Attachments1. CityCouncilStaffReport,datedMay2,2017
Attachment @ 1o} 'CA%,l-, ? 0I-i ,wmm rw ? ro@'Sb' %-uhB9 'CityCotmcilReportItem:Category:Date:10.New BusinessMay 2, 2017TITLEInitiation of a Zoning Code Amendment to modify the provisions of theC-3 (Central Business District) and P-D (Planned Development) ZoningDistricts to expand the number of allowable Iand uses, relax signagestandards, expedite the permit process for retailers, and to modify theparking regulations for new uses in existing buildings. (Roll Call Vote)RECOMMENDATIONThat the City Council initiate a Zoning Code Amendment to adopt proposed changes asspecified in Attachment 1- Summary of Recommendations.BACKGROUNDStarting in Iate 2012, Planning Division staff was tasked with researching how othercities controlled land use in a Downtown environment. This was done in response toCouncil and community concerns that too many restaurants were displacing traditionalretail, which in turn diminishes the retail character of the Downtown. To this extent, theCouncil and Planning Commission have held multiple study sessions and publichearings to consider potential ordinance and policy changes that could address thisperceived imbalance. In order to assist the Council's understanding of these meetings, achronology has been provided below (all previous reports can be accessed by clickingthe appropriate hyperlink below):*March s, 2013 (City Council Study Session): The Council considered acomprehensive report outlining applicable City policies and standards, as well asan analysis providing an explanation for the observed shift. At the conclusion ofthe study session, the Council directed staff to proceed with preparation of anamendment to the Zoning Code that would require a Conditional Use Permit(CUP) for conversion of existing retail space to restaurant use in the (Downtown)C-3 Zoning District.*July 16, 2013 (City Council Study Session): Staff presented a tailored approachthat would require a CUP for a restaurant conversion tied with findings that woulddirect the Planning Commission to consider potential "over-concentration" ofrestaurants in the immediate area. Although the Council expressed a concern forthe loss of long-term retailers, the consensus was not to proceed with a CUPpermit process at that time. Instead, the Council directed staff to continue tomonitor the situation.*February 17, 2015 (City Council Study Session): At the request of the Council,the issue was revisited. The Council was provided with updated informationhighlighting the changes over the preceding two years. The Council discussed
City Council Report - May 2, 2017Initiation of Zoning Code AmendmentPage 2 of 8various issues including defining an appropriate "mix of uses," the role of alcoholservice, and consideration of a moratorium for new restaurants. The Councilrequested that study session be continued and reconvened jointly with thePlanning Commission to allow for input and discussion with the Commission.@June 16, 2015 (Joint City Council/Planning Commission Study Session): At thejoint study session, the Commission and Council received public comment andhad a wide-ranging discussion on the role of restaurants in the Downtown, thefuture of local retail, potential regulatory options, and the City's economicdevelopment efforts. At the conclusion of the meeting, there was an emergingconsensus that the CuP requirement should be reviewed again. As a result,preparation of Zoning Code Amendment was placed on the FY2016 Work Planfor staff to bring forward within the fiscal year.*February 23, 2016 (Planning Commission Public Hearinq): As directed by theWork Plan item, staff prepared a Zoning Code Amendment that would haverequired approval of a Conditional Use Permit for any new restaurant, tied tospecific findings intended to encourage an appropriate balance of uses,diversification of eating establishments, and to limit an "overconcentration" ofrestaurants in the Downtown.*March 15, 2016 (City Council Public Hearing): The Council's discussionconcluded with a decision not to adopt the proposed amendment. Although therewas support for a Conditional Use Permit process, the Council directed staff toreview incentives that may encourage retailers as well as reviewing the Iist ofallowable uses in the Downtown.*February 7, 2017 (City Council Study Session): The Council held a studysession to continue the ongoing discussion on the mix of uses in the Downtown.At the meeting's conclusion, the Council provided general direction and questionsfor subsequent follow-up, including: revise the list of allowable uses to includeadditional uses, provide an allowance for historic buildings to have more useflexibility, eliminate the parking exception for restaurants, modify the signagestandards to allow a secondary (smaller) wall signs for menu listings (and similarsigns), explore electronic parking signage and a trolley system, and streamlinecommercial tenant improvement (Tl) permits.This matter has evolved from the original conception of more strictly regulatingrestaurants to expanding the overall number of allowable uses in the Downtown.Therefore, as a matter of procedure the City Council should take action to formallyinitiate preparation of a Zoning Code Amendment pursuant to CMC Sec. 21 .60.020. TheCouncil's action to initiate a Zoning Code Amendment does not bind the Council toapprove any particularly change, however, it does clearly define the scope of theamendment that staff will prepare.
City Council Report - May 2, 2017Initiation of Zoning Code AmendmentPage 3 of 8D?SCUSSIONTo maintain continuity with the February 7th Council Study Session, the followingdiscussion is organized as a response to the Council's comments from that meeting.The suggested revisions are summarized in Attachment 1 .1. Revise the list of allowable uses to include additional uses.Retail, as it has been traditionally known, is undergoing a radical transformation. Thiswill be seen not only in a shrinking footprint of many national and regional retailers, butalso a reimagining of what retail is. New business concepts will increasingly combineseveral activities, such as retail, services, instruction, and entertainment all within thesame store. This increasingly fluidity suggests a need for more permissive zoningregulations. Although zoning cannot generate economic demand, it can influence a localgovernment's expectation of desired Iand uses.As such, the Council may consider a significant reconstitution of the C-3 Iand useprovisions. As discussed in previous reports, this zoning district is particularlyprescriptive in defining what types of business can be established. These restrictionswere intended to limit the proliferation of certain "undesirable" businesses at a timewhen the Downtown was struggling to maintain relevancy. It is increasingly evident nowthat these standards may have outlived their usefulness, and arguably have beencounterproductive by restricting alternatives to restaurants.Therefore, the C-3 provisions may be rewritten to align them with the C-2 (GeneralCommercial) standards (less any obviously inappropriate uses, such as drive-throughrestaurants). This would entirely eliminate the prohibition of studios, offices, salons, andinstruction that currently applies to all properties along Campbell Avenue (east ofSecond Street and 50-feet down adjoining side streets). It would also allow medicaloffices to establish in the Downtown, which have Iong been prohibited in the entirety ofthe C-3. Additionally, certain land uses that currently require a Conditional Use Permit,particularly banks, financial services, and grocery stores may also be re-designated tono longer require a CUP.Although these destination businesses do not necessarily activate the streetscape in thesame manner or degree as restaurants and retail shops, they nonetheless bringadditional foot traffic to the Downtown providing greater opportunities for patronage ofretail stores and restaurants. A laissez-faire approach to land use would provide anopportunity for the Downtown's composition to evolve in a more organic manner byproviding increased competition for tenant spaces. A less regulatory approach couldfoster an eclectic environment similar to the past, when the Downtown was occupied bya variety of businesses, as shown in the l950's photograph on the following page(businesses in view include a drugstore, cobbler, meat market, cleaners, real estateoffice, and cafe), which were intended to provide the service needs of Campbell'sresidents.
City Council Report - May 2, 2017Initiation of Zoning Code AmendmentPage 4 of 8[7-'J?l,'% ?o'i - '.==ffl?a'-tl17ii Nm=.'fW"u ?a= ?fl '-y Ai ??aTo ensure that these businesses do not result in dead storefronts that are obscured byblacked-out windows, shades, or adhered window graphics, the new zoning provisionsshould also be paired with very specific design standards that prohibit obscuring ofwindows and also necessitate certain design features. For instance, medical officescould be required to place the waiting room at the front of the building so that that thestorefront can remain transparent and welcoming. An example of this can be seen inSan Jose at the One Medical Group clinic Iocated along The Alameda, below. Similarly,yoga and similar small/large studios could be required to incorporate a reception area atthe front of the store to negate the need to obscure the windows (which is commonlydone to provide privacy for customers).-;:','!.?.:.J.n4"-J' +ai-l.we17rl%q!l? 1,?r'ari'i .JlTEm?FlTTMI? -???*-e!'Jf"l's!fi;-"-.; 'jV=<'=-l2. Clarify how the C-3 Zoning District differs from the 'Central Commercial' area.The above described use-type changes would apply directly to the C-3 Zoning District,which, is the area bound by the two loop streets (Civic Center and Orchard City Drives),as depicted by the Zoning Map excerpt on the following page as the maroon coloredparcels:
City Council Report - May 2, 2017Initiation of Zoning Code AmendmentPage s of 8Jil%l€31Iibi' ffiii= ,fl[1)7l41lNml)xqil-lCivic CentertffiIlf
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iQLH
/? 4['i+<?"im>?Wi.J?(/}fZ?<%/glTJ,' - IN} ll iialWfXyk?*7?=-Wf/J -IffiJ%E?i ? ' J ' ?urn:However, changes made to the C-3 ZoningDistrict will also affect properties within theWinchester Boulevard and East CampbellAvenue Master Plan areas (as outlined inorange and pink, respectively, on theGeneral Plan Map excerpt, right,).Winchester BlvdrJHowever, since these two areas fall withinthe Planned Development (P-D) ZoningDistrict, there are no "permitted" or"conditional" uses. Rather any newbusiness that constitutes a "change of use"(e.g., salon to retail) requires approval of anAdministrative P-D Permit. Staff discussionswith the brokerage community has revealedthat this requirement may representsignificant obstacle for new retailers onWinchester Boulevard and East CampbellAvenue.Carnobell AveeaitSince the City has never denied anAdministrative P-D Permit application for aretail use, and it is unclear under whatcircumstances denial would be warranted,the Planned Development Zoning Districtchapter could be modified to remove this permit requirement for any new retail usewithin the boundaries of the Winchester Boulevard and East Campbell Avenue MasterPlan areas.i
City Council Report - May 2, 2017Initiation of Zoning Code AmendmentPage 6 of 83. Provide an allowance for historic buildings to have more use flexibility.Revisions to the C-3 Zoning District to allow more land uses would apply to allproperties, riegating any need to provide special land use provisions for historicbuildings. However, as part of the City's pending update to the Historic PreservationOrdinance, historic properties could benefit from a "historic variance" or comparablerelief that could be granted on a case-by-case basis. Additionally, historic properties arealready granted additional consideration under the California Historical Building Code.4. Eliminate the parking exception for restaurantsTo encourage a greater variety of uses, the Council may consider entirely eliminatingthe parking requirement for all new uses Iocating in any existing building (this has beenthe City's practice), with the exception of restaurants. This requirement would notpreclude restaurants, but would rather limit their seating capacities commensurate witha parking standard, as is the case with the rest of the City. Such a change should alsobe paired with a reinstatement of the parking in-Iieu fee to allow restaurants to pay foradditional seating capacity.s. Modify the signage standards to allow a secondary (smaller) wall signs formenu listings and such.Although the City cannot establish separate signage standards for retailers versus otheruses, the C-3 Signage standards can be made more permissive to allow Iarger and agreater quantity of signs, as discussed below. Although these changes would equallyapply to all uses-including restaurants-arguably enhanced signage would be of agreater benefit to retailers than other uses. Businesses such as salons, studios andincreasingly restaurants, operate as a destination business for which customersspecifically plan a visit, diminishing the value of additional signage.In comparison, most retail stores-particularly Iocally owned small-businesses-arelocation-based, meaning that they rely on passerby traffic. As such, additional signagecould be seen as providing a greater benefit to retail uses and act as an incentive:Expedite sign review by allowing all signs to be reviewed through a building permitand no longer requiring separate (and costly) sign permits.Increase the maximum wall sign size from 40 square-feet to 50 square-feet (equal tothe rest of the City).Create an allowance for ancillary menu/special/sale sign boards in addition to walland projecting signs that are already allowed.Allow wall signs on second-stories by right (currently requires a Sign Exception).Formalize A-frame sign allowance (on private property only).Allow for free-standing signs on certain properties.******
City Council Report - May 2, 2017Initiation of Zoning Code AmendmentPage 7 of 86. Explore electronic parking signage.With approval of the Opa's Building expansion, the City will secure approximately aquarter million dollars parking in-lieu fees which may be used for installation of an activeparking management system (i.e., installation of electronic parking signs) for bothgarages. The Public Works Department will discuss this matter once funding has beensecured from the developer (as conditioned, payment of the in-lieu monies is notrequired until just prior to occupancy of the expanded building).7. Actively recruit anchor retailers.Develop an aggressive plan to target boutique anchor retailers that could potentiallyopen a new location in Downtown. In order to create a viable retail district, shoppersmust have a diversity of retail choices within a close proximity of each other. Creating aplan to strategically recruit more retail tenants, such as successful retail boutiques inneighboring cities like Santa Cruz and San Francisco, would increase the Iikelihood oflocal shoppers making intentional trips to shop in downtown Campbell instead of drivingIong distances to shop at interesting retail areas further away. A boutique retail hub inDowntown would bolster retail sales taxes and stop retail leakages to other regions.NEXT STEPSIf the Council adopts a motion to initiate a Zoning Code Amendment, staff will prepare adraft ordinance based on the summary of recommendations contained in Attachment1 . The ordinance would be considered by the Planning Commission who would make arecommendation to the City Council for final decision.ALTERNATIVES1. The Council may add, remove, or modify any particular change contained inAttachment "1 as part of a motion to initiate preparation of Zoning CodeAmendment.2. If the majority of the Council does not believe there is an issue that needs to beaddressed through a zoning change-that is, the status quo is acceptable-theCouncil should adopt a motion to cease the planning review of this matter.
City Council Report - May 2, 2017Initiation of Zoning Code AmendmentPrepared by:?[J)-=-r:Daniel Fama, Senior PlannerPrepared by:hJ/Nicole Broyn, Economic Development SpecialistReviewed by:moyan, community Development Director?ABrian oventhal, City ManagerApproved by:Page 8 of 8Attachments1 . Summary of Recommendations