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HomeMy WebLinkAboutPlanning Comm Reports/1994/11/09 (5) November 2, 1994 TO: Planning Commission 4-' I FROM: Bob Leiter, Director of Planning//~CJ'_ / SUBJECT: Report on Industrial Zoning Policy City Council previously requested City staff to prepare a draft Council policy to address concerns regarding the possible economic and fiscal impacts of land use proposals which would result in non-industrial development of property which is zoned for industrial uses. On June 21, 1994, the City Council accepted the attached report, and referred it to the Planning Commission and Economic Development Commission for review and comment prior to final Council action. Recommendation It is recommended that the Planning Commission endorse the proposed Council policy, and provide input to the City Council regarding the priority to be given to implementation of this policy by the Planning Department, Community Development Department, and Finance Department. Discussion The attached report describes a draft Council policy which, if implemented, would establish a process for evaluating the fiscal and economic impacts of proposed land use changes (i.e., General Plan Amendments, zone changes, Conditional Use Permits) which would result in non- industrial use of industrially designated property. Information regarding these impacts would be considered by the Planning Commission and City Council (and in some cases the Economic Development Commission) in conjunction with their consideration of discretionary approvals for the project. The Planning Commission and Council could also consider alternatives to mitigate any negative economic or fiscal impacts of such projects, Implementation of this policy would result in certain administrative costs being incurred by the Planning Department, Community Development Department, and Finance Department, and could result in delaying other special projects being implemented by those departments. Therefore, the Planning Commission may wish to provide Council with input regarding the priority which should be given to implementation of this policy, (F6\indzonpc.m) COUNCIL AGENDA STATEMENT Item Meeting Date 6/7/94 ITEM TITLE: SUBMfITED BY: Report on Industrial Zoning Policy Director of ;;anning :tilt Community Development Director REVIEWED BY: City Manager (4/Sths Vote: Yes_No.1O Council Referral No.2728 The City Council has previously directed staff to inform them regarding land use proposals which would result in non-industrial development of property which is zoned for industrial uses. In addition, Council has requested staff to prepare a draft Council policy to address concerns regarding the possible economic and fiscal impacts of such land use changes. The following report addresses these issues, and contains a draft Council policy for preliminary review. RECOMMENDATION: It is recommended that Council accept the report, and direct staff to refer the draft Council policy to the Economic Development Commission and Planning Commission for review and comment, prior to final action by the Council. BOARDS/COMMISSIONS RECOMMENDATION: None. DISCUSSION: As indicated above, the City Council has previously directed staff to prepare a draft Council policy regarding industrially zoned land (see attached City Council minutes of 2/2/93). The three major concerns to be addressed in this policy included: - 1) Industrially zoned property within Chula Vista is of high interest to the City Council, with sufficient coverage so zoned to insure the City's ability to retain. recruit, and/or expand manufacturing entities; therefore, industrial acreage considered for zone change would normally require similar zoning offset elsewhere in the City before approval. 2) Each planned community shall have industrial acreage to ensure that City services are funded within the community, plus 15 % to offset recession. . 3) No negotiation for the rezoning of industrial property should occur without authorization first being obtained from the Council. In response to Council direction, staff has kept the City Council informed on various land use proposals which would involve non-industrial use of land which is zoned for industrial Page 2. Item _ Meeting Date 617194 development. In addition, staff has worked with the Economic Development Commission and its economic consultant, Williams Kuebelbeck, to analyze the availability of industrially zoned land in the City. The final report by Williams - Kuebelbeck, entitled .City of Chula Vista Targeting and Development Strategies,. was completed and distributed to the Economic Development Commission and City. Council in January. The Williams _ Kuebelbeck study indicates that the City has approximately a 39 year supply of industrial land, and that this represents an adequate supply for the foreseeable future. However, it also suggested that the City consider a long-term policy to maintain a SO-year supply of industrial land, in the event that economic conditions should change. Notwithstanding the fact that the City has a relatively large inventory of undeveloped industrially zoned property, it is important that any proposals to allow non-industrial use of such property be carefully evaluated to ensure that they do not result in negative economic or fISCal consequences to the City. Therefore, staff is recommending consideration of a draft Council policy which would establish an evaluation process for any such land use proposals (see Attachment 2). Briefly this evaluation process would include the following: 1) continued early notification of the City Council of any land use proposals involving: a) a General Plan Amendment from Industrial to another land use category; b) Re-zoning from Industrial to another zoning category; or c) a Conditional Use Permit which would allow a non-industrial use in an industrial zone; 2) a preliminary review by City staff to determine whether the proposal Could result in a significant fISCal or economic impact to the City; 3) in cases where a significant economic or fISCal impact could result. an "economic and fiscal impact analysis" would be prepared by City staff. in consultation with the project applicant, utilizing readily available information and analytical models; 4) this analysis would be reviewed by the Economic Development Commission, ifrequested by the applicant or City staff. and would then be forwarded to the pl"nnil1g Commission and City Council for consideration in conjunction with public hearings on the proposal. It is staff's opinion that this approach would provide the decision makers with relevant information regarding the possible economic and fISCal consequences of these types of proposals, without causing any delay in the processing of such requests, and with a minimal impact on the project applicant. Page 3, Item _ Meeting Date 6/7/94 FISCAL IMPACT: There would be additional staff costs associated with preparation of economic and fiscal impact reports. If directed to proceed with this draft policy, staff will prepare estimates of these costs for consideration at the time of final adoption of a policy by the City Council. ~ . If :\bome\p-"'&\iod%On,aIl) . EXCERPT FROM CITY COUNCIL MINUTES OF 2/2/93 Minutes February 2, 1993 Page 11 'L' l)irect:ion to staff regarding tonsideration of rezoning of industrial land. Staff recommended that r' Council establish a policy of the CoW1cil that no negotiation for the rezoning of industrial propertY should t occ:ur without authorization first being obtained from the CouncD. to JotS (Moore/Nade:r) direct sIaff to submit a CcK,..,.i! policy that DOted the (oIlowiDg: 1) lDcIustrial zoned -, fr"t""'tJ within C1ula VISta Is ofbigh interest to the City CouDcil with aufIideDt ~ 10 zoned to insure ~ CitYs ability to retain. recruit andlorapand manufactUring entities. In this regarcl. Citystaffwil1 advise . those that inquire of the CouncD policy that industrial acreage considered for zone change would normal1y , nquire similar industria1 zoning off-set elsewhere in th~ City before ~ 2) Each p1aDned community ahaI1 haft industrial acreage to insure that City services fimded within Ibe community plus IS~ to off...t ncession. . Mayor Nader stated he would support the motion as it would bring back a policy. He sugested that Ibe ~"-.f[ recommendation also be app...ved. CcKJrtro1m:m Moore, as the maker of the motion. agreed to the Inclusion of the staff h,t ..._dation. .WTE ON MOTION: ...plovecl unanimously, ATTACHMENT 1 . ATIACHMENT 2 DRAFf INDUSTRIAL ZONING POUCY A. Staff shall provide the City Council with early notification, through a Council Information Memo, of any proposals which are med with the City involving the following: ' . 1. General Plan Amendment from Industrial to another land use category 2. Re-zoning from Industrial to another zoning category 3. a Conditional Use Permit which would allow a non-industrial use in an industrial zone, B. In conjunction with preliminary City staff review of any such proposals, a preliminary evaluation of the economic and fiscal impacts of the proposal shall be made by Community Development Department, Finance Department, and Planning Department staff. and shall be presented to the City Manager or his designee. Based on this preliminary evaluation, in cases where it is determined by the City Manager or his designee that such a proposal may result in a significant change in the economic impact or fiscal impact to the City, as compared to the current land use designation, an economic and fiscal impact analysis shall be prepared, C. The economic and flSC31 impact analysis shall be prepared by City staff, in consultation with the project applicant, using readily available information and analytical models, The analysis shall include the following: 1. evaluation of the job creation potential of the proposed use, (including both quantity and quality of jobs), as compared to the currently allowed uses; 2, evaluation of the flSC31 impacts of the proposed use (revenues and costs to the City) as compared to currently allowed uses; - 3. evaluation of other economic impact factors, such as impacts of the proposed change on the viability of adjoining and nearby industrial properties (developed or undeveloped); 4. in the case of a proposed land use change in a planned community. the evaluations described above shall address not only the specific property in question, but also the overall planned community. D. At the request of the applicant. or the City Manager or his designee, the economic and fiscal impact analysis shall be forwarded to the Economic Development Commi~~ion for review and comment. E. The report, and any comments submitted by the Economic Development Commission, shall be forwarded to the Planning Commission and City Council for consideration in conjunction with public hearings on the proposal. . . - . F. In cases where the economic impact analysis indicates that a proposal would have an adverse impact on job creation opportunities or other negative impacts on economic development, staff shall provide the Planning Commission and City Council with alternatives which could address these negative impacts, Such alternatives could include: 1. redesignation or rezoning of offsetting acreage to industrial ,in another location; 2. changes to the proposed project which would reduce its negative impacts. . ; , 18. REPORT INDUSTRIAL ZONING POLICY - CoIIDcil bas previously direcIed llalf 10 iafona diem regarding land use proposals which would result in DOII-iDcIustrial developmeot of P'~ which is .-d for iDcIustrial uses. III additioa, CoIIDciI bas requested lUff prepare. draft COIIDcil policy 10 addras CIOIICCrUS ~ing the possible ocoaomic IDd fiscal impacts of IUCb land woe chaoges. Staff recommeods CouaciIIICCCpI the report aod direct. llalf 10 refer the draft Couocil policy 10 the Eoooomic Developmeot Commiaioa md PlIDDiDg Commissioa for review IDd c:ommeot prior 10 fiDaI aCID by CouociI. (Director of PlIDDiDg) Caatinued from the meeting or "14/94. Mayor Pro Tem Hortoo questioned if the bouDdaries iDcluded the OIay Raoch area that could be _ed iDlo the City. ' Robert Leiter, Direclor of Planning, responded that was correct. Minutes JUDe 21, 1994 Page S ~