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9.B. - Page 13 <br /> REPORT <br /> To the Honorable Mayor and City Council <br /> From the City Manager <br /> September 22, 2014 <br /> SUBJECT <br /> Downtown Precise Plan Maximum Allowable Development Status Update and <br /> Direction <br /> RECOMMENDATION <br /> Approve resolution clarifying the Downtown Precise Plan's square footage allocation <br /> process for development applications currently submitted; and, by motion direct staff to <br /> return to Council with a recommended process for development applications which <br /> would exceed the Maximum Allowable Development allowed under the Downtown <br /> Precise Plan. <br /> BACKGROUND <br /> The Downtown Precise Plan (DTPP) was formally adopted by the City Council on <br /> January 24, 2011 and amended on July 22, 2013. The DTPP area consists of <br /> approximately 183-acres with the City's historic center (see area map, attached). This <br /> plan was established to "orchestrate private and public investment actions in the <br /> Downtown". In the short time since adoption, it has become quite apparent that the <br /> DTPP is a successful planning document. There have been a total of nine (9) projects <br /> approved since adoption, and six (6) additional projects are currently proposed. In total, <br /> over 1 ,200 housing units and 300,000 square feet have been recently completed or are <br /> under construction, with additional units and office space proposed. <br /> The success of the DTPP is due in large part to the certainty it creates for private <br /> investment. The DTPP has the authority of the Zoning Code, and includes development <br /> regulations such as use process details, historic regulations, building and landscape <br /> placement regulations, parking requirements, architectural guidelines and regulations, <br /> signage regulations and other related details. While dwelling units and floor area ratio <br /> are not restricted on a site-by-site basis, the DTPP does establish Maximum Allowable <br /> Development (MAD) permitted for the area as a whole. <br /> The DTPP establishes MAD for the following categories of development: residential, <br /> office, retail, and lodging. The MAD allocation numbers were primarily based on <br /> economic conditions at the time. Similar numbers are also reflected in the City's <br /> General Plan. It is important to note that this is a building permit maximum, not a zoning <br /> (planning stage) maximum. This can be problematic for applicants when a number of <br /> planning applications are submitted at approximately the same time. This occurred with <br /> the most recent phase office development applications. The City received five (5) office <br /> applications totaling approximately 489,000 square feet in August 2014. City staff is <br /> also aware of another office development (approximately 100,000 sf) that may be <br /> Page 1 of 9 <br />