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HomeMy WebLinkAboutItem 16 - East Airport Annexation PresentationEAST AIRPORT AREA ANNEXATION March 17, 2020 Recommendation •Approve filing of an annexation of the East Airport area to the City, consistent with the Airport Area Specific Plan (AASP), including approval of a Pre -Annexation Agreement and Plan For Services for the subject area •Adoption of an Ordinance addressing resulting non -conforming uses within the East Airport area •Adoption of the CEQA Initial Study -Mitigated Negative Declaration (IS-MND) with recommended Findings and Mitigation Measures and the Mitigation Monitoring Program Background •Area has long been the focus of annexation as provided in General Plan & Airport Area Specific Plan •Comprehensive analysis and planning for City infrastructure upgrades and fee payments has been underway since 2015 •A financing plan that gives owners the option of upfront payments or SCIP financing is being coordinated between the City and County Background •East Airport Annexation Area includes •30 parcels covering 48.58 acres commonly referred to as East Airport Commerce Park (including recently added space for the People’s Self -Help Housing corporate office project) •3 parcels covering 9.73 acres known as Senn-Glick •The combined 58.31 acre annexation includes about 329,003 SF of developed space •The East Airport Annexation Area has been developing under County master plans of approval allowing approximately 693,367 SF •The Planning Commission reviewed this annexation on January 22nd and recommended approval to Council East Airport Area Annexation •Approximately 58.3 acre annexation area •23 properties largely built out •Estimated additional buildout 364,694 sq ft Senn-Glick properties East Airport Commerce Park Association Key Issues •Water and Wastewater services readily available to the annexation area •Financing for Fair-Share Infrastructure and Development Impacts required •Moving the East Airport annexation along to coincide with West Airport annexation and infrastructure improvements FIERO LANE- CLARION COURT ANNEXATION (West) EAST AIRPORT COMMERCE PARK / SENN- GLICK / PEOPLE’S SELF HELP HOUSING ANNEXATION (East) Progress on Annexation •Fiero Lane Water Company services both West and East Airport areas •Service to East Airport includes wastewater •Detailed infrastructure system improvements refined •City Fees •SCIP Financing option •Coordination of improvements between West and East Airport area annexations •Coordination on both West and East Airport area annexations with Governing Boards Pre-Annexation Agreement •A Pre-Annexation Agreement (Attachment B) is recommended •Provides details of public and private improvements needed to serve the East Airport area, impact fee contributions to be made to the City as part of annexation and incorporating existing uses within the City’s Zoning regulations •Improvements correspond with the Plan For Services recommended for adoption •The Agreement establishes the option for SCIP Financing Infrastructure Funding Statewide Community Infrastructure Program (SCIP) •SCIP is a financing program that enables developers to pay impact fees, engineering and financing of public improvements •Operates similar to Assessment District process East Airport Annexation Area Airport Area Specific Plan AASP Pre-zones: •Service Commercial (CS) East Airport Annexation Area County Designation: •Commercial Service •Industrial Environmental Review •AASP and Facilities Plan EIR evaluated build -out of the AASP (including subject annexation area) •Land Use and Circulation Element EIR evaluated build -out of the City, including build-out of the AASP (including the subject annexation area) •Addendum to AASP Final EIR addressed Water & Wastewater Services, and annexation (specific to subject annexation area) •Proposed tiered Initial Study prepared to address infrastructure improvements associated with annexation Environmental Review -Findings •Annexation does not include any: ▪Changes to pre-zoning or land use designations identified in the AASP and evaluated in the AASP EIR ▪Changes to land use designations identified in the General Plan and evaluated in the LUCE EIR ▪Development proposals or actions that would result in a physical change to the environment, with the exception of identified infrastructure improvements •Initial Study incorporates by reference the LUCE EIR, AASP EIR, and Addendum to the AASP EIR •Initial Study addresses the physical changes that would occur as a result of identified infrastructure improvements Water Availability Annexation estimated to require 39.94 AFY Adequate water to serve City build-out, including the annexation area, as evaluated and documented in: •Addendum to AASP EIR (2015) •Water and Wastewater Element (2018) •2019 Water Resources Status Report 2019 Water Resources Status Report Water Year 2019 Wastewater –East Airport •Current and projected wastewater demands are 4,470 gpd and 8,043 gpd, respectively. •Total buildout demand is estimated at 12,513 gpd •The City’s wastewater treatment facility is currently sized to accommodate treatment demands from the East Airport Annexation area –and current upgrades will take the plant to 5.4 mgd capacity, which is sufficient for City buildout •East Airport area was originally designed to connect to gravity wastewater collection and transmission systems nearby Updated Table 1 Staff Report •Staff Report Packet Page 198 updated to correctly summarize the water and wastewater projections •These figures are correctly included in the Plan For Services Tables 1 and 2 Infrastructure Improvements •Other improvements •Fire hydrant replacements •Water system piping/extension of Terrace Pressure Zone •Recycled water infrastructure •Pavement and sidewalk repairs •Upgrade street signage Environmental Review –Mitigation Measures Initial Study / Mitigated Negative Declaration concluded potential impacts less than significant with mitigation: •Air Quality •Cultural and Tribal Resources •Biological Resources Non-conforming Zoning Issues Potential uses incompatible with Airport Land Use Plan include stand-alone “office uses” (due primarily to noise) •Proposed ordinance would recognize public, semi-public and non- profit land uses established within the East Airport Annexation area could continue •Modifications to these uses would be governed by Zoning Code Section 17.94.020 •Implementation of these requirements would be the responsibility of Community Development Director Refer to Packet Page 224, Resolution Section 2 for language Non-conforming Zoning Issues, cont. 17.94.020 Regulations. A.Change of ownership, tenancy, or management of a nonconforming use shall not affect its legal, nonconforming status. B.A nonconforming use may be continued and a nonconforming use may be changed to another nonconforming use, provided: 1.A nonconforming use which ceases for a continuous period of twelve months shall lose its nonconforming status and the premises on which the nonconforming use was located shall from then on be used for conforming uses. 2.A nonconforming use may be replaced with another nonconforming use through approval via the director’s hearing process. In granting such approval, the director shall find that the new use has similar or less severe impacts on its surroundings in terms of noise, traffic, parking demand, hours of operation and visual incompatibility. The applicant shall submit evidence of the date when the original nonconforming use was established. 3.A nonconforming single-unit dwelling used as a residence may be continued and added to consistent with the standards of the R-1 zone, including establishment of an accessory dwelling unit. C.A lot occupied by a nonconforming use may be further developed by the addition of conforming uses and structures via the director’s hearing process. D. For uses located in the East Airport Annexation Area of the Airport Area Specific Plan, “Office-Government” will not be subject to the provisions of Section 17.94.020.B.1. Post Annexation –New Development and Circulation New development will be reviewed under City rules – C-S within AASP. Existing entitlement requirements/mitigation are also intact. Correspondence received concerning lack of active transportation options for bikes and pedestrians. •To be considered as part of the City’s Active Transportation Plan that is currently in development with input from the Active Transportation Committee. Next Steps •Submit application to LAFCo and initiate County Tax Sharing •East Airport Annexation to be combined with West Side Annexation, which was submitted earlier this month •SCIP Financing Application and Processing by Applicant –Detailed Plans readied for infrastructure •LAFCo consideration of Annexation •Completion of Annexation and Infrastructure improvements Recommendation •Approve filing of an annexation of the East Airport area to the City, consistent with the Airport Area Specific Plan (AASP), including approval of a Pre -Annexation Agreement and Plan For Services for the subject area •Adoption of an Ordinance addressing resulting non -conforming uses within the East Airport area •Adoption of the CEQA Initial Study -Mitigated Negative Declaration (IS-MND) with recommended Findings and Mitigation Measures and the Mitigation Monitoring Program Questions ? 10. Water and Wastewater According to water metering records from the Fiero Lane Water Company (FLWC), 2017 water use for the EACP -S/G annexation area was 636,836 cubic feet or about 14.62 acre feet per year for both indoor domestic use and outdoor landscape use. The People’s Self-Help Housing site that is part of this annexation (recently added within the EACP) is vacant land at this time, but has been entitled for up to 23,665 SF of development by the County. PSHH is currently undergoing building plan processing with the County and is expected to pull permits before annexation is completed. Projected water use at buildout of the annexation area as detailed in Table 1 shows a total water demand projected at just under 40 acre feet annually. The possibility of reducing this demand by use of recycled water and on-site wells for irrigation purposes is included with the annexation. AGENDA PACKET PAGE 220 Wastewater generation for the presently developed annexation area (2017), including 329,003 square feet of developed area, is approximately 4,470 gallons per day. Connection to the City’s wastewater system is proposed to be located at Broad Street near the project frontage, and would be conveyed by gravity into the City’s collection system. AGENDA PACKET PAGE 221