MEETING DATE April 21, 2022
APPLICATION NUMBER MCA-22-025
RECOMMENDATION Adopt Resolution No. XX finding that a proposed Municipal Code Amendment (MCA 22-025) to amend Table 17.26.020-1, Development Standards for Manteca’s Base Zoning Districts, that would increase the allowable building height from 35’ to 45’ feet within the Commercial Mixed Use (CMU) and Business Industrial Park (BIP) zoning districts, consistent with applicable policies of the General Plan.
Project InFORMATION
APPLICANT
City of Manteca
PROPERTY OWNER
Various
General Plan Designation
Commercial Mixed Use (CMU) and Business Industrial Park (BIP) Zoning:
CMU and BIP
Existing Use:
Various
Proposed Use:
Various
Parcel Size
N/A
Adjacent Uses:
Various, Citywide
Project Description
This Municipal Code Amendment proposes to increase the allowable building heights within the Commercial Mixed Use (CMU) and Business Industrial Park (BIP) from 35’ to 45’. This is consistent with the allowable building height within the Multi-Family Dwelling Zoning District (R-3) and transition to the Light and Heavy Industrial Zoning Districts that do not have maximum building height limits. On the following page is a redline copy of the proposed amendment increasing the height limits for both the BIP and CMU zoning districts.
DEVELOPMENT STANDARDS FOR MANTECA’S BASE ZONING DISTRICTS Development Standard/Zoning District
AG
RE
R-11
R-2
R-3
CMU
BIP
CN
CG
CM
M-1
M-2
OS
A
PQP
Building Height (max.)
• Building Height
30 ft
35 ft
45 ft
35 45ft
30 ft
35 ft
No max.
No max.
PROJECT LOCATION AND DESCRIPTION
The CMU and BIP zoning districts are located throughout the City. The map on the following page shows parcels that are currently zoned CMU and BIP. CMU zoned parcels are predominately found along Main Street, Yosemite Avenue, Atherton Drive and Austin Road. BIP zoned parcels are found along Speckles Park Drive.
Figure 1 – BIP and CMU Zoned Parcels
Analysis
On occasions the City has received requests for increase of heights within both the CMU and BIP zoning districts. The two zones were envisioned to be closely related by the General Plan Context and Vision. The general plan explains that, “The newly-established Commercial Mixed Use (CMU) and Business Industrial Park (BIP) categories are intended to expand the opportunities for economic development by providing opportunities to integrate high density residential, office and retail/service uses on a single site.” Below are discussions regarding the two zones and how the increase in height limit to 45’ is consistent with adopted General Plan policies.
BUSINESS INDUSTRIAL PARK (BIP)
The Business Industrial Park (BIP) and Light Industrial (M-1) zones are very similar in description and allowed uses.
Business Industrial Park Zoning District. This designation creates large sites for office park environment that includes multi-tenant buildings. It will be well suited for research and development facilities and light industrial uses, as well as professional and medical offices. Warehouses will be permitted but limited in size.
Light Industrial Zoning District. This designation provides for industrial parks, warehouses, distribution centers, light manufacturing, public and quasi-public uses, and similar and compatible uses.
The BIP zone description includes light industrial uses as allowed uses. The M-1 zoning district does not have a height limitation while the BIP building height limit is 35’. To streamline development regulations and facilitate the development of light industrial uses, the amendment to Table 17.26.020-1 is proposed to increase the BIP maximum building height to 45’.
The increase in the height in the BIP zone is consistent with General Plan Community Design Element policy CD-P-25. This policy directs that, “The City shall encourage mixed land uses but provide physical separation or design buffers between incompatible land uses.” The BIP zone is sometimes used as a transitional zoning district and the increase in height to 45’ will gives a transitional height limit between residential and commercial zones that have height limits of 30 to 35 feet and Industrial zones (M-1 and M-2) that have unlimited height limits.
The proposed increase in height will allow more flexibility for building form to follow building function and provide an allowance for innovative vertical architectural design features. In this sense, the increase in height limit in the BIP zone is consistent with Community Design Element Policy CD-P-35 that encourages, “Architectural elements that contribute to a building’s character, aid in climate control, and enhance pedestrian scale are encouraged. Examples include canopies, roof overhangs, projections or recessions of stories, balconies, reveals, and awnings.”
COMMERCIAL MIXED USE (CMU)
The CMU and R-3 zones are very similar in nature in that both encourage higher end density with both allowing development at 15.1 to 25 dwelling units per acre.
The CMU and R-3 zones are described as:
Mixed Use Commercial Zoning District. This designation will accommodate a variety of uses including high-density residential, employment centers, retail commercial, and professional offices.
Multiple-Family Dwelling Zoning District. The high-density residential use includes multi-family apartment-style housing. The multi-family dwelling sites are typically located with direct access to arterial streets, bicycle paths, and other transit options.
Thus, the two zones are similar and has exactly the same density range, 15.1 to 25 dwelling units per acre. In recognition of the similarities between the two zoning districts the City’s General Plan Housing Element calls for increasing the height limits as a way to promote infill development.
The City’s Housing Element, Policy H-P-15, states that, “The City shall provide incentives and other inducements as may be available to encourage the development of infill parcels for residential use in mixed-use developments. The City shall consider the modification of setbacks, height limitations, coverage ratios, parking requirements, and other development regulations to facilitate and encourage the use of infill sites for residential and commercial mixed use, or multi-family residential use.” Thus allowing equivalent building height is consistent with adopted City policies. Additionally the Housing Element Policy H-P-24 states that, “The City shall avoid policies, regulations, and procedures that add unnecessarily to the costs of producing housing while assuring the attainment of other City objectives.” To the extent that mandating a lower building height could limit economies of scale for the production of high density housing, the existing zoning building height discrepancy between the CMU and the R-3 may be contrary to adopted City policy.
CLIMATE ACTION PLAN CONSISTENCY
The increase in height to 45 feet in both the BIP and CMU zoning districts will facilitate development near the maximum density and intensity of the respective land use designation. This is consistent with the Climate Action Plan Compact Development Strategy CD-2. This strategy directs that, “The City shall encourage projects that are at or near the maximum densities allowed by the General Plan and zoning designations to achieve more compact development.” ENVIRONMENTAL REVIEW:
The determination that a 45 foot building height within the BIP and CMU zones is considered to be categorically exempt from further review pursuant to the California Environmental Quality Act Guidelines, Section 15305, Minor Alterations to Land Use Limitations. This exemption consists of minor alterations in land use limitations, in this case building height, on a parcels with an average slope of less than 20%. The increase in building height does not result in any changes in land use or density.
Report prepared by: J.D. Hightower, Deputy Director -- Planning Attachments:
Planning Commission Resolution
Redline Copy of Table 17.26.020-1
Draft Ordinance
Reviewed by:
_________________________________________________ _____________ Chris Erias, Development Services Department Director Date
ATTACHMENT 3
City of Manteca Planning Commission
AGENDA REPORT