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HomeMy WebLinkAbout2003-08-04 City Council (11)TO:HONORABLE CITY COUNCIL FROM:CITY MANAGER DEPARTMENT: PLANNING AND COMMUNITY ENVIRONMENT DATE:AUGUST 4, 2003 CMR:388.03 SUBJECT: PRELIMINARY REVIEW FOR 901 SAN ANTONIO ROAD REPORT IN BRIEF The applicant, Randy Popp of The Steinberg Group, has requested a preliminary screening of a redevelopment project concept for the 12-acre former Sun Microsystems site located at 901 San Antonio Road. The developers, Bridge Urban Infill Land Development (BUILD), a for-profit subsidiary of Bridge Housing Corporation, and Campus for Jewish Life (CJL), a non-profit organization, have proposed a mixed use development with affordable/attainable housing units, a community center, and senior housing. The implementation of the project would require an amendment to the Comprehensive Plan to change the land use classification from Light Industrial to Mixed Use. The proposed redevelopment includes an amendment to the Zoning Map from General Manufacturing (GM) to Planned Community (PC). Staff has conducted a preliminary analysis of the suitability of the site to accommodate the uses proposed by the applicant, as well as the consistency of the proposal with the policies of the Comprehensive Plan, especially those relating to jobs/housing. This report addresses five key considerations relating to the redevelopment of the site. This report also lists those policies of the Comprehensive Plan and the new Housing Element that are aligned with the key considerations and may provide guidance for the redevelopment of the project site. A summary matrix of key considerations/policy implications is provided as Attachment A. The key considerations are as follows: 1)Change of land use from office/light industrial to residential and community services. 2)Below Market Rate (BMR) housing unit requirement. 3)Development impacts (housing, transportation, community facilities, schools). 4)Physical constraints and opportunities (environmental, height, FAR, sustainable/green building design, open/recreation space, adjacent properties, removal of existing building, proximity to transit). CMR:388:03 Page 1 of !3 5) PC process/phasing. CMR:388:03 Page 2 of 13 RECOlVIIVIENDATION Staff requests that the City Council review and comment on the proposed project concept for 12 acres located at 901 San Antonio Road and to provide direction to staff on a policy framework for the BMR requirements for the site. No formal action may be taken at a preliminary review; comments made at a preliminary review study session are not binding on the City or the applicant. BACKGROUND An associated Tentative Map application to subdivide the property into two parcels was approved by Council on March 3, 2003. The CMR and the Record of Land Use Action are provided as Attachment B. While the Tentative Map was approved, the City retains planning jurisdiction over the site as a whole. This Preliminary Review application has not been reviewed by the Planning and Transportation Commission or any other City boards or commissions. As provided for by Chapter 18.97 of the Zoning Ordinance, the purposes of a Preliminary Review are: a) To maximize opportunities for meaningful public discussion of development projects, at the earliest feasible time, for the guidance of the public, project proponents, and city decision makers. b) To focus public and environmental review of development projects on the issues of greatest significance to the community, including, but not limited to, planning concerns, neighborhood compatibility, Comprehensive Plan consistency, economics, social costs and benefits, fiscal costs and benefits, technological factors, and legal issues. These procedures are not intended to permit or foreclose debate on the merits of approval or disapproval of any given development project. c) To provide members of the public with the opportunity to obtain early information about development projects in which they may have an interest. d) To provide project proponents with the opportunity to obtain early, non-binding preliminary comments on development projects to encourage sound and efficient private decisions about how to proceed. e) To encourage early communication between elected and appointed public officials and staff with respect to the implementation of city policies, standards, and regulations on particular development projects. f) To facilitate orderly and consistent implementation of the city’s Comprehensive Plan and development regulations. Site Information The 12-acre project site has roadway frontage on San Antonio Road, East Charleston Road, and Fabian Way (see Attachment C). The site contains a five-story, 265,000 CMR:388:03 Page 3 of 13 square-foot building and a surface parking lot (on the east end of the site) that was formerly used by Sun Microsystems. The site is currently unoccupied and vacant. The project site has regional vehicle access from the Highway 101 and San Antonio Road interchange that is less than one-quarter mile to the east, and is identified in the Comprehensive Plan as an employment district and commercial growth monitoring area, the East Bayshore and San Antonio Road!Bayshore Corridor. San Antonio Road is an arterial roadway providing access to the City of Mountain View to the immediate south and west. Many local and regional commercial services are located within walking distance along the Corridor, and the San Antonio Center, a regional shopping complex, is located on San Antonio Road, less than one and a half miles from the site. The San Antonio Caltrain Station is located at the intersection of San Antonio Road and Central Expressway, approximately 1.3 miles from the site. The site is well served by major VTA bus routes along the San Antonio Road corridor and along East Charleston Road, a residential arterial roadway providing local access throughout Palo Alto. Bikeways exist along San Antonio Road, East Charleston Road, and Fabian Way, which connects a seasonal underpass at Highway 101 to the Baylands and open space areas on the east side of the freeway. The San Antonio Road Corridor is characterized by service commercial and light industrial land uses. Space Systems Loral occupies facilities on adjacent properties to the east and north of the project site along Fabian Way. Loral also has operations on the south side of San Antonio Road. Additional service commercial uses operate along East Charleston Road near the site. Residential neighborhoods are located nearby (within two blocks) to the north and west of the project site along East Charleston Road. Attachment D indicates cultural resources and community services, such as parks and schools, within a one and two-mile radius of the project site. These include: Mitchell Park Library and Community Center and outdoor recreation space, Cubberley Center, Bowden School, Jane Stanford School, Fairmeadow School, Don Jesus Ramos Park, the Baylands Nature Preserve, and Shoreline Park in the City of Mountain View. The project site is a level parcel with some mature trees providing a landscaped screen along San Antonio Road and Fabian Way. The large surface parking lot is landscaped with a mixture of trees and other vegetation. Environmental issues that are discussed later in this report under Environmental Review include: traffic, flood zone, noise, seismic and geotechnical, soil and groundwater contamination, and impacts to neighboring properties from demolition and construction activities on the site. Project History CMR:388:03 Page 4 of 13 Sun Microsystems sold the site to CJL in 2002. CJL has agreed to sell a portion of the site to BUILD. The Tentative Map splits the overall site into a 4-acre parcel for BUILD and an 8-acre parcel for CJL (see Attachment E). The site will be developed as two separate projects. The Record of Land Use Action (Attachment B) allows the City to require coordination and development of access, parking, open space, utilities, and similar amenities on both parcels. The City also retains the authority to require adjustment of the lot line between the newly created parcels as appropriate for future redevelopment of either parcel. The developers have agreed to demolish the existing building prior to developing any portion of the overall site. The following conceptual development plan for redevelopment of the site is proposed by the two organizations: BUILD proposes to construct approximately 230 affordable/attainable housing units (of approximately 290,000 s.f.) on its parcel. The housing mix includes approximately 80 affordable senior rental units and 150 for-sale condominiums and townhouses. The senior rental units would be composed of one and two bedroom flats (650 to 850 s.f.). The for-sale units would include one, two, and three bedroom flats (960 to 1,400 s.f.), two and three bedroom lofts (1,250 to 1,400 s.f.), and two and three bedroom townhouses (1,250 to 1,550 s.f.). These units would be for sale with prices at the lower range of the market (see Attachment F). CJL proposes to construct on its parcel a 165-unit senior housing facility (approximately 240,000 s.f.) with assisted living services (consisting of units less than 1,200 s.f.). A 150,000 square foot recreation/community center is also proposed that would include, among other various amenities, a pre-school, day care center, fitness center, classrooms, multi-purpose space, recreational space, and swimming pool (see Attachment F). DISCUSSION Attachment A provides the policies and programs listed in the Comprehensive Plan and Housing Element that are pertinent to each of the key considerations. As incentive to build affordable housing and to provide community services, Council may consider where flexibility of certain zoning standards and development policies (as stated in the adopted Housing Element) may be appropriate for this application. Change of Land Use The change in land use from office/light industrial to residential and community service benefits the City by (a) improving the City’s housing balance, (b) generating less traffic at nearby high volume interchanges at peak hours, and (c) providing community services such as day care, senior care, open space and recreation. In adopting the Housing Element in 2002, the City Council confirmed the appropriateness of building housing on this site. The City Council has also, in prior actions for approving an alternative CMR:388:03 Page 5 of 13 relocation proposal for the Jewish Community Center, stressed the importance of retaining such community-serving resources in Palo Alto. Some of the economic consequences of converting a commercial site into a non-profit use and reducing the square footage available for office use in the City are discussed in the section on Economic Impacts below. The Housing Element targets a jobs/housing imbalance and supports the reduction of non-residential job-generating land and conversion to residential use. The Housing Element specifically recommends the conversion of the Sun Microsystems site to a residential/community facility mixed-use development as a primary factor benefiting the jobs/housing equation. The proposed 230 housing units plus the assisted living senior housing exceed the objective of the City’s Housing Sites Inventory that identifies a minimum of 6.5 acres of the 12-acre site for 200 units. Below Market Rate (BMR) Housing Units The City’s BMR requirement, for affordable housing at below market rates for very low, low, and moderate-income households, is at least fifteen percent of all housing units in projects of five units or more. Projects on sites of five acres or larger must set aside 20 percent of all units as BMR units. The existing project site is approximately 12 acres in size. The developers have obtained approval of a parcel split that results in a four-acre site for the BUILD housing project. However, the Council must decide on a BMR policy framework for the overall site. Should this PC proposal be viewed as a single development, subject to the 20% rule, or as a pair of coordinated but separate developments, only one of which is subject to the 20% rule? The parcel split was necessary for financing purposes, but the conditions of approval provide that the City retains the authority to require adjustment of the lot line between the newly created parcels as appropriate for future redevelopment of either parcel. The developers are proposing two separate projects that will not be developed simultaneously. However, the developers need to coordinate the overall site development as a coordinated and consolidated mixed-use development in order to gain flexibility of certain development standards (relating to height, density, shared parking and open/recreation space) to build the proposed projects. As a 12-acre mixed use development with housing, the City may require 20% of the units as BMR units. Alternatively, the Council may believe it better to reduce the requirement to 15% for the smaller portion of the project in consideration of the significant public benefit that the entire project has to offer the City (i.e., affordable housing, attainable housing, senior housing and care, childcare, and recreational facilities). As currently proposed, BUILD’s senior rental complex (up to 82 units) is entirely affordable. This represents approximately 35% of the 230 residential units BUILD proposes on its parcel. CMR:388:03 Page 6 of 13 Development Impacts and Impact Fees As the projects become defined, there will be more information upon which to analyze specific impacts to public services, such as utilities, parks and open space, libraries, transportation, and schools. If the project proceeds as proposed in this report, the following will apply: The applicant has provided a preliminary traffic analysis based on ITE standards to compare the net trip generation for the existing and proposed uses: TOTAL USES Existing Use Proposed Uses Net Reduction AM PEAK TRIPS 457 281 -176 PM PEAK TRIPS 433 372 -61 Increased demand for bicycle and pedestrian facilities, and perhaps transit, may result from the project. Public Services The developers would pay impact fees to offset capital costs to meet the increased demand for community facilities (i.e., parks, community centers, and libraries) and schools. The new demands generated by this project would be offset by some reduction in demand because of removal of office space. However, community facilities demands from residents are significantly higher than those from office workers. The PAUSD fee is $2.14 per square foot for new residential floor area and $0.34 per square foot for new commercial floor area; these rates are not collected by the City and are subject to change. If BUILD constructed 290,000 square feet of residential floor area, it would pay approximately $620,600. If CJL constructed a 150,000 square foot community center and 240,000 square feet of residential floor area, it would pay approximately $564,600. These amounts may be subject to adjustment for removal of existing commercial square footage. An estimate of City development impact fees is provided in the table below. These figures are based on the proposal of a 150,000 square foot community center and 395 potential housing units, 110 of which may be small units less than 900 square feet. This estimate is based on City fees that would be in effect as of August 15, 2003. Actual fees due will be based on fees effective at the time discretionary approval for the project is final and all details of square footage and units have been provided. The table does CMR:388:03 Page 7 of 13 not include a reduction for removal of the existing 265,000 square foot commercial building. Estimated City Impact Fees (Before Any Credit for Removal of Existing Improvements) Proposed Community 285 Housing Units 110 Housing Units Center (CJL) Impact Fee Type (greater than 900 s.f.) (less than 900 s.f.)150,000 s.f. Parks $1,505,655 $293,8113 $514,50(~ Community Centers $392,445 $76,3413 $28,5013 Libraries $135,945 $26,2913 $27,0013 Housing N/A N/A $2,286,00(~ l"raffic (SanAntonio/ West Bayshore)N/A N/A $262,5013 CITY TOTALS $2,034,045 $396,4413 $3,118,50(~ Physical Constraints and Opportunities Physical constraints and opportunities regarding the proposed use of the site include: Environmental Known environmental constraints include location in a flood plain, soils contamination from prior use, noise from nearby Highway 101 and San Antonio Road, and impacts on neighboring properties of deconstruction of the existing building and new construction. Following the submittal of a formal application for development, additional information will be gained as the California Environmental Quality Act (CEQA) regulations and guidelines are enforced. More discussion of CEQA is provided under the Environmental Review section of this report. Height The existing building on the site has a height of approximately 96 feet. Current zoning standards do not permit a building height greater than 50 feet in either the existing (GM) or the proposed (PC) zoning districts. The site is located in a flood plain that is not suitable for underground parking. In order to build the density necessary to make the CMR:388:03 Page 8 of 13 project economically feasible, BUILD proposes to construct under-building/podium parking and buildings with articulated roofs, some exceeding 50 feet in height. Because the site is large, next to a freeway, near industrial uses, and currently occupied by a very tall building (approximately 96 feet in height), it may be possible to use buildings higher than 50 feet to advantage, without adverse affects on the site or the neighborhood. The applicant’s presentation materials show two conceptual design possibilities for the site that illustrate the advantages of buildings taller than the permitted height limit (up to 65 feet in one scenario and 85 feet in the other): more usable and functional open space and better views and noise buffers from adjacent land uses (see Attachment F). Floor Area Ratio (FAR) The current zoning of the site is General Manufacturing (GM) that permits a maximum FAR of 1.0 to 1 for residential or mixed residential and nonresidential uses, provided that non-residential uses not exceed 0.5 to 1. The existing development has a FAR of approximately 0.5 to 1. The proposed development would have an overall site FAR of approximately 1.28, with a FAR of 0.55 to 1 for the BUILD project, a FAR of 0.28 to 1 for the CJL Community Center, and a FAR of 0.45 to 1 16r the CJL Senior Housing. The Comprehensive Plan Mixed-Use designation allows a FAR of up to 2.0 in areas such as this along transit corridors, with FAR above 1.15 allowable for residential uses. This proposal has a substantially higher proportion of housing and has a much lower FAR than 2.0 or the 3.0 suggested for "areas resistant to revitalization". Staff would not characterize this site as resistant to revitalization and believes that, given the large housing component, the lower FAR still advances the land use and transportation goals of the Comprehensive Plan. Sustainable/Green Building Design The applicant proposes to deconstruct, rather than renovate and remodel, the existing building on the site. This structure was not built to current codes and standards and is not particularly energy efficient or suitable for conversion to housing. Construction of new buildings that incorporate sustainable/green building standards would result in energy savings overall. The demolition of the existing building is a requirement of the parcel split and must be completed prior to any development on any portion of the combined site. In addition, sensitive site planning, building design, and choice of construction methods and materials would be reviewed by the City for adherence to sustainable/green building practices that result in optimum energy efficiency and quality of life. Open and Recreation Space/Site Amenities In order to provide a quality of life for the proposed residential uses, the overall PC site plan should incorporate adequate open space on the site for both the resident and non- resident users of the site. The proposal suggests a membership-based recreational/community facility on the CJL portion of the site. The City normally requires both private and shared open spaces for multiple-family housing. The extent to CMR:388:03 Page 9 of 13 which the CJL recreational facilities can fulfill this need will depend upon availability and cost, if any, of membership as well as the size of the facilities and the number of non-resident members/participants anticipated. Site amenities should include mature trees and landscaped areas that offer some privacy for residents and buffers to adjacent uses and public congregation areas; play areas for children other than those dedicated to childcare programs; pedestrian and bicycle facilities and pathways that connect to off- site bikeways and bus services; and other outdoor recreational areas that are sensitive to the combined uses of the site. Given the high noise levels generated by the ~’eeway, placement of buildings and open spaces will be crucial to obtaining acceptably quiet open spaces. CMR:388:03 Page 10 of 13 Adjacent Properties Space Systems/Loral occupies the adjacent properties to the east and north of the subject site. The proposed development must be sensitive to the operations of Loral and take substantive precautions not to disrupt their business operations during deconstruction and construction phases on either parcel. Loral is particularly sensitive to dust and vibrations. Due to the adjacent light industrial usage and close proximity to Highway 101 and San Antonio Road, the development of the project site should provide adequate buffers and building design measures to mitigate noise generated off-site, in order to protect the quality of residential life. In the longer term, the site needs to be designed so that residences are insulated from disturbance caused by late-night trucking and other operations, which, while typical in an industrial district, can be disruptive for residents. Removal of Existing Building The existing building will be deconstructed prior to development on any portion of the 12-acre site. The demolition of the existing 265,000 square-foot commercial building does not qualify for a statutory or categorical exemption from CEQA. The CEQA process must be complete prior to deconstruction. PC Process/Phasing For the proposed project, the developers must share the site to meet requirements for parking and open space. The PC zoning district offers the best flexibility for the proposed development. BUILD and CJL propose making a single application for a zone change to PC, with a master site plan that covers the combined 12+-acre site. However, BUILD proposes to begin construction of the housing project on the east 4-acre parcel before CJL develops the 8-acre parcel. Typically, a PC is granted for a single mixed- use project. However, BUILD and CJL propose to proceed as two separate projects under the same PC site plan. The site would be phased for construction over some number of years. It is unknown at this time just how many years will be necessary for completion of both projects. CJL would also need a development agreement to assure that its project could proceed in the future. The PC District process involves both zoning and design review. Staff proposes that the PC District include detailed design (including landscaping, parking, and any other proposed interim uses) for the permanent development of the BUILD site and the interim development of the CJL site. When CJL is ready to proceed with its permanent campus, the design review would be approved by Council and the CJL site PC enacted as a separate PC ordinance. Development agreements, easements, and other documents would provide permanent duties and obligations for inter-related aspects of the two sites. The Housing Element policies support the conversion of sites that are suitable for future housing from planned or zoned non-residential use to residential or mixed use development, particularly along major transportation corridors with bus service; and CMR:388:03 Page 11 of 13 target the rezoning of properties on the Housing Sites Inventory by 2004. The subject site is located along a major transportation corridor and is listed on the Housing Sites Inventory. While the site’s current zoning district allows residential, day care, and other uses proposed by the developers, the GM district development standards such as height and FAR would prohibit the density/intensity proposed. The Housing Element proposes the change in zoning development standards to support the type of development proposed by the developers. The PC zoning district allows for flexibility of development standards in exchange for a public benefit. The applicants propose to provide childcare and senior care facilities that are at a deficit in the San Antonio Corridor section of the city. The proposed affordable housing would be a substantial benefit in meeting the Housing Element goals. The entire project provides significant public benefits. RESOURCE IMPACT The proposed project concept provides substantial economic benefits: reducing the affordable housing shortage in the City, reducing the jobs/housing imbalance, and providing privately funded and operated community services and facilities. The change in land use would also reduce space for office jobs. The CJL (a non-profit organization) portion of the site would be removed from the real property tax rolls. However, the BUILD site would be reassessed at current values. The required City impact fees for the combined development would offset some capital costs for City public services, and the PAUSD impact fees would offset economic impacts to public schools. Processing of the development application is on a cost/recovery basis, and no additional funds are necessary for staffing. At this level of preliminary discussion and non-specific project description, there is not sufficient information to determine a detailed cost/benefit analysis. POLICY IMPLICATIONS While the proposed development is not consistent with some development standards, such as height and density, there are numerous City policies that support the type of development proposed by the applicant. The most significant policy implications are indicated below under their respective headings. BMR Requirement Council will decide which standard, 15% or 20%, to apply to the BUILD portion of the project. PC Zone Standard Flexibili _ty/Public Benefits The project requires building height and density standards that are greater than the zoning district regulations. Council can be flexible with the standards in exchange for public benefits that will justify the provision. The applicants have requested CMR:388:03 Page 12 of 13 consideration of building heights above the 50-foot maximum height limit currently allowed in a PC district. Jobs/Housing Balance The proposed housing programs under the Housing Element encourage increasing housing density along San Antonio Road and the conversion of non-residential lands to residential. The subject site is listed on the City Housing Sites Inventory for rezoning and conversion to housing by 2004. New development standards are also recommended in the Housing Element that allow for increased flexibility for parking, height, and FAR to encourage a desired mix of housing units. Zoning incentives are recommended as part of the Zoning Ordinance Update to encourage the development of diverse housing types, such as smaller, more affordable units and two and three bedroom units suitable for families with children. The project site is ideally situated in an employment district with local and regional multi-modal transportation access to provide housing and community services to meet both local and regional needs. The Comprehensive Plan supports higher multiple-family residential densities than permitted by zoning where measurable community benefits will be derived, services and facilities are available, and the net effect will be compatible with the overall Comprehensive Plan. The proposed mixed uses are located within an identified employment/transit corridor and would provide childcare and senior care facilities, as well as affordable/attainable housing that support the policies of the Comprehensive Plan. The project site provides an opportunity for the City to require a mix of BMR units and other housing related services for children to seniors to facilitate the objectives of the Housing Element. Communi _ty Services Map C-3 of the Comprehensive Plan shows a lack of childcare facilities in the project neighborhood. The applicant proposes to provide child and senior care services as well as community center facilities that would support the policies of the Comprehensive Plan. ENVIRONMENTAL REVIEW No environmental review is required for a Preliminary Review application. However, staff has identified potentially significant environmental impacts relating to noise, biology, soil and groundwater contamination (resulting from historic operations by the Ford Aerospace Company), flooding, seismic and geotechnical issues, and deconstruction/construction impacts (vibration, dust, noise, etc.) to neighboring sites, such as Loral. The redevelopment of the site should consider both the impacts of the new development on adjacent property uses and the impacts of adjacent property uses on the new development. Construction activity impacts can be mitigated by sensitive CMR:388:03 Page 13 of 13 construction management measures and scheduling. The on-going noise impacts from nearby Highway 101 can be mitigated through design and appropriate building technologies. The applicant has prepared a preliminary traffic analysis and a health and safety risk management plan for the site based on the proposed project concept. Additional technical reports may be required for the completion of the environmental assessment. When a project application is filed, staff will develop the Initial Study in compliance with CEQA guidelines. The applicant has also submitted draft versions of risk management plans (RMP) for the BUILD parcel and the CJL parcel. Each plan was prepared to assess potential human health risks and identify protocols and measures, if needed, to protect future site users (i.e., those who will work, attend classes, recreate, visit, and/or reside on the site) from exposure to residual chemicals of concern that exist within the soil and groundwater. The protocols posed in these RMPs are for implementation during design, construction, and post-construction site activities. At present, site cleanup requirements (Order 99- 043) have been issued by the California Regional Water Quality Control Board, San Francisco Bay Region. The Order was issued to Ford Aerospace Corporation, Space Systems~oral, Sun Microsystems, and Far Western. The Ford Aerospace Corporation was named as a discharger because it was the entity responsible for chemical releases to soil and groundwater within the bounds of the property it originally owned. Currently, both RMPs are being reviewed by the City Planning Department. Given that a project application has yet to be filed, no CEQA review has occurred to incorporate any of the specified protocols and/or measures or to determine the level of City participation in implementing permitting requirements. ATTACHMENTS Attachment A: Attachment B: Attachment C: Attachment D: Attachment E: Attachment F: Key Considerations/Policy Implications Matrix Tentative Map CMR and Record of Land Use Action (Council Members Only) Vicinity Map Site Proximity to Community Facilities Map (Council Members Only) Land Use Map Applicant’s Power Point Presentation (Council Members Only) COURTESY COPIES Margaret Sloan, Jorgenson, Siegel, McClure & Flegel, LLP Rob Steinberg, The Steinberg Group Randy Popp, The Steinberg Group James Baer, Premier Properties Shelley Hebert, Campus for Jewish Life Terezia Nemeth, BUILD Lydia Tan, BUILD CMR:388:03 Page 14 of 13 Joseph McCarthy, BUILD Karen Groseclose, Space Systems Loral Stephen Shoji, Space Systems Loral Barbara Platt, Green Meadow Community (HOA) Peggy Peischl, Geomatrix Consultants Jeremie Maehr, Geomatrix Consultants Lester Feldman, Geomatrix Consultants PREPARED BY: Chris Magnusson Planner and Tricia Schimpp Planner DEPARTMENT HEAD REVIEW: Steve Emslie Director of Planning and Community Environment CITY MANAGER APPROVAL: Emily Harrison Assistant City Manager CMR:388:03 Page 15 of 13