5 LAND USE. A. Proposed Land Use Designations

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Aubrie Casey
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5 This chapter translates the vision and goals expressed in the Vision Statement in Chapter 3 and the goals, objectives, and policies presented in Chapter 4 into a land use plan for the community.

1 5 This chapter translates the vision and goals expressed in the Vision Statement in Chapter 3 and the goals, objectives, and policies presented in Chapter 4 into a land use plan for the community. The land use plan is also based on the modified 100-year floodplain boundaries that would be created with the implementation of the floodplain improvements described in Chapter 8. This Chapter includes a description of the land use designations and summarizes the development potential that could occur at buildout of this Community Plan. It also includes a conceptual site plan for new development in South Boronda. The conceptual site plan illustrates one of several potential solutions for accommodating new development in South Boronda. The implementation of the proposed land use plan will require the preparation of General Development Plans for several areas within the community. A General Development Plan is a tool used to coordinate the development of all residential and mixed-use properties in South Boronda and certain properties in the Madison Lane Heavy Commercial area. ach General Development Plan will help ensure that development of infrastructure and land uses are completed in a coordinated and orderly manner, consistent with the intent of this Community Plan. The GDP essentially serves as a master plan. (Refer to Appendix A, Sections 7.B, 7..2; 7.G.2, and 7.I.2 for additional information on General Development Plans). General Development Plan Area boundaries in South Boronda. A. Proposed Land Use Designations As illustrated on Figure 5-1, the proposed land use plan for the Boronda Community includes nine land use designations. These land use designations are described below: 1. Open Space The Boronda Community Plan includes a program to increase developable acreage by modifying the boundaries of the 100-year floodplain (see Chapter 8). The implementation of this program would remove approximately 18.2 acres of land in south Boronda from the floodplain. The majority of the land that would remain within the modified floodplain is designated as Open Space. Open Space areas would include the Markley Swamp wetlands and the Reclamation Ditch. The area that is designated as Open Space is intended to be multi-functional. It would function as a flood storage area, a natural biological resource (Markley Swamp Wetlands), and as recreational amenity for the community. Recreational trails and paths could be constructed throughout the open space Page 5-1

2 system. Areas that are designated Open Space total approximately 60 acres. Chapter 10 provides a detailed description of the open space and recreation plan for the community. 2. Residential (4-7 DU/Acre) Areas that are designated Residential (4-7 DU/Acre) are planned for single-family homes. One accessory or granny unit is also allowed within each parcel. The minimum allowed lot size within this land use area is 6,000 square feet, which equates to a maximum density of approximately seven units per acre. Several properties that are designated Residential 4-7 DU/Acre are large deep-lot parcels. The subdivision of these deep-lot parcels would be allowed to create new opportunities for infill residential development. The minimum parcel size for the subdivided lots would be 6,000 square feet. Adequate access to each subdivided parcel would also be required. The Residential (4-7 DU/Acre) area is generally located in the northern portion of the Boronda community. These properties total approximately acres. According to the 2000 Census, there are approximately 332 homes in the area. The development potential for this plan assumes that approximately 100 additional units could be constructed in the area during the 10-year planning horizon of this Community Plan. As noted on Figure 5-1, there is a proposed future access easement from Calle Del Adobe to improve access to adjacent properties. This access easement would also provide alternative access for vehicles and pedestrians to the existing school site. The school may be at risk of closure, and it is possible that the school site may be converted to other uses. The Redevelopment Agency funded open space at the school should be retained, though the remaining areas may be considered for residential or other compatible uses. Future development on the property to the north of the Boronda lementary School shall take into consideration the easement shown on the Land Use Plan. Dedication of said easement shall be contemplated and negotiated during the review of any future tentative maps for the property, and required as a condition of project approval. Page 5-2

LGD eighborhood Commercial SM IO WA Y Planned Commercial SHA W Office Commercial CO Mixed Use IC MA C L W AY H W AY AW AY Residential (4-7 DU/Acre) BO DA W R IDG P AR APA CH BO Transmission Lines and

3 LGD eighborhood Commercial SM IO WA Y Planned Commercial SHA W Office Commercial CO Mixed Use IC MA C L W AY H W AY AW AY Residential (4-7 DU/Acre) BO DA W R IDG P AR APA CH BO Transmission Lines and asement VIR GI xisting Roads DA IA AV U CH Open Space R OK Park Y CRSCT WA ew Roads LA D DR IV Boronda Adobe History Center Floodplain Boundary CA D LA A D WA Y Hotel Development DO B DI Future Access asement T TULA R DAV IS HO GT O LA Salinas City Limit Line LL C OR TH Community Plan Boundary RA HY L Boronda lementary School YD IV D. LR RA D AL UR T M R SH UR T CO S IO RA SLO AT DR T Sakata Seed Company G W 500 M ARK PAC IF IC RIV T RA ILR OA D R 1000 feet T T VA OR VICT R T R SO W T S PO W SI R OA D O FU T R T R KI R IV WA Y IO R D V U HT O OB Potential Westside Bypass Route IG LI LAR DR W AY BR 0 PO TR AL LTO IV DA CO X Future City Park DA WA Y RA DA VIS D PG& A RTH SI O S CT D O P OS T Future School P IV DR R O I R VA AL R VA AL LARK CO BOR OD A Salinas Bay Apartments Markley Swamp IV LA DR O 101 Post Office S DIS L MA te rsta Inte DR Waste Transfer Facility A C LA S A T RIV W LAURL DRIV PO FO ORTH KW AY D RIV Public/Quasi-Public CHK Residential (7-20 DU/Acre) COUR T Heavy commercial LTO CK LL TO R R T T WA Y F I G U R 5-1 PPOSD PLA DRAFT BODA COMMUITY PLA

4 3. Residential (7-20 DU/Acre) Areas that are designated Residential (7-20 DU/Acre) are planned for a mix of housing types at various densities. Appropriate types of housing include small-lot single family, cluster homes, multi-plex homes, townhomes, and attached multifamily units. Parks and community open space areas would also be allowed. The intent of the Residential (7-20 DU/Acre) land use designation is to allow and encourage the development of a new residential neighborhood in the southern portion of the community. These areas total approximately 43.4 acres. Areas designated Residential (7-20 DU/Acre) are currently undeveloped. A mix of housing types and densities would be located throughout the neighborhood. Different housing types must be well integrated with one another to create a cohesive neighborhood of diverse housing types and affordability levels, rather than an area with several separate subdivisions or gated multifamily residential complexes. The units should be designed to reflect the character of the established residential areas in orth Boronda. Development within this area is also intended to maintain a strong relationship with the adjacent open space areas. A range of unit types could be developed within this land use designation given the broad range of allowed densities (7-20 DU/Acre). The development potential for this Community Plan assumes that up to 500 units could be developed within the Residential (7-20 DU/Acre) area. This would equate to an average density of approximately 11.5 units per acre for the entire Residential 7-20 DU/Acre area. As noted in Figure 5-1, the Westside Bypass could potentially extend through the southwest corner of the Boronda Community. Development in this area should be coordinated with the planning efforts for the Westside Bypass to ensure that development in the area does not preclude a potential route for the bypass. 4. eighborhood Commercial Areas that are designated eighborhood Commercial are planned for commercial uses that would primarily serve local residents and employees working within the Boronda community. Permitted uses include small grocery markets, delis, small restaurants, cafes, barbershops and salons, and other neighborhood-scaled retail and service uses. Regardless of the use, proposed commercial developments must be designed and operated to be compatible with the surrounding residential properties. Two parcels are planned for eighborhood Commercial uses (see Figure 5-1). These parcels include a 0.5- acre parcel at the intersection of Fontes Lane and Addington Road, and a 0.7-acre parcel at Hyland Drive and l Rancho Way. The parcel at Fontes Lane and Addington Road is currently developed and includes a grocery store and bar. The parcel at Hyland Drive and l Rancho Way is developed with a commercial building. The existing uses within the building at Hyland Drive and l Rancho Way are not currently neighborhood-serving uses. These non-conforming uses would be allowed to continue operation until the Page 5-4

5 businesses close or relocate. All new uses within the building would be required to conform to the eighborhood Commercial land use designation. 5. Office Commercial Areas that are designated Office Commercial are planned for professional offices. Small retail stores, restaurants, cafes and related business-serving uses may also be appropriate uses. A 1.4-acre area located along the eastern edge of the community and south of Calle Del Adobe is planned for Office Commercial uses. The area includes portions of three parcels. The southern portions of these parcels are located within the 100-year floodplain. The Office Commercial properties are currently undeveloped. This plan assumes that approximately 30,500 square feet of commercial space could be developed in the area during the 10-year planning horizon of this Community Plan. Development on these parcels must be designed to be sensitive to the wetlands and biological resources within the adjacent floodplain. 6. Planned Commercial The Planned Commercial land use designation allows for a variety of retail commercial and office uses. Properties that are designated Planned Commercial contain a hotel development consisting of a 90-room Marriott Courtyard Inn and a 107-room Marriott Residence Inn. The 6.65-acre site is located on the eastern edge of Boronda to the north of Calle Del Adobe. The Marriott Hotel development project involved modifications to the existing roadway network. Post Drive has been extended to the north to connect with l Rancho Way. The segment of l Rancho Way to the east of the Post Drive xtension will be closed and demolished to construct hotel buildings and parking lots. These roadway improvements are illustrated in Figure Heavy Commercial Areas that are designated for Heavy Commercial uses are planned for wholesale, storage, and warehousing businesses, and appropriately designed and operated manufacturing and light industrial uses. Development in the Heavy Commercial areas must be designed and operated to minimize adverse environmental effects on nearby residential areas. The Heavy Commercial area is generally located to the north and south of Madison Lane, between the proposed Rossi Street extension and the established residential neighborhood of Boronda. Properties that are designated Heavy Commercial total approximately 59.3 acres. The majority of the properties are developed with a total of approximately 368,000 square feet of commercial space. This plan assumes that approximately 250,000 square feet of additional development could be constructed in the area during the 10-year planning horizon of this Community Plan (this assumption is based on the acreages of undeveloped parcels multiplied by the proposed Floor Area Ratio for Heavy Commercial development). Page 5-5

6 8. Mixed-Use The purpose of the Mixed-Use area is to allow multiple uses within a single property and to provide flexibility in the types of uses that could be developed on the properties. The uses may be combined vertically within one multi-story structure (vertical mixed-use project), or they may be spread out horizontally in separate, but related buildings on the site (horizontal mixed-use project). Appropriate uses on the ground floor of buildings include destination, community, neighborhood and/or boutique retail stores, restaurants, cafes, and other service uses. Upper story uses should include residential units or offices. Two properties located at the northwest and southwest corners of the proposed Rossi Street extension and orth Davis Road intersection are designated Mixed-Use. These properties total approximately 11.0 acres and are currently undeveloped. The vision for this area is to create a mixed-use development that has a strong orientation toward the proposed Rossi Street extension and the adjacent open space area. Retail and service businesses, cafes, and restaurants would be located on the ground floor of buildings that front the proposed Rossi Street extension. Upper story uses could include residential multifamily residential units and offices. An attractive sidewalk with street trees, outdoor public spaces, pedestrian-scaled lighting, benches, and other amenities must be located in front of the buildings to create an active streetscape along the proposed Rossi Street extension. Other commercial and residential uses could also be constructed within the properties, including town homes, attached multi-family units, a community grocery store, and office buildings. Up to 135 residential units and +/- 130,500 square feet of retail or office space could be constructed within the area. This concept of a mixed-use commercial area reflects the vision as articulated by the community. Alternative options for commercial/retail land uses (e.g. regional commercial, destination retail, auto center, etc.) are feasible and may be considered within the context of this plan, however, there may be limitations to a traditional destination retail center as dictated by the design standards such as floor area ratio, setbacks, maximum density, and lot configuration, as incorporated herein (see Chapter 7, Development Standards). All commercial land use options for mixed-use development will be evaluated as part of the General Development Plan (GDP) process and reviewed for consistency with the Design Guidelines and Development Standards identified within this plan. 9. Public/Quasi Public Appropriate land uses in the Public/Quasi Public land use designation include schools, churches, community buildings, and other public and quasi-public uses. Properties that are designated Public/Quasi-Public total approximately acres. Developed parcels include the Boronda Adobe and History Center, an elementary school, a community church, and a PG& substation site. An 800-student middle school is proposed for development on the Public/Quasi-Public property located southwest of the Larkin Street and orth Davis Road intersection. Page 5-6

7 10. Park The Park designation applies to a parcel that is located west of orth Davis Road and south of the future middle school site. The 8.9-acre property is owned by the City of Salinas, which has plans to construct a community park on the site. B. Summary of Development Potential Table 5-1 (located on the following page) provides a summary of the proposed land use plan for the Boronda community. Page 5-7

8 Table 5-1 Development Potential for Proposed Land Use Plan 1 Land Use Total Acreage xisting or Approved Development Commercial Dwelling Square Units Footage Potential for Additional Development Commercial Dwelling Square Units Footage Total Development at Buildout Commercial Dwelling Square Units Footage Open Space 60.0 A A A A A A Residential (4-7 DU/ Acre) Residential (7-20 DU/Acre) eighborhood , ,320 0 Commercial Office Commercial , ,500 0 Planned Commercial room room 0 hotel hotel Heavy Commercial , , ,000 0 Mixed-Use , , Public/Quasi-Public 32.0 See ote 2 0 See ote 3 0 See otes 2 0 & 3 Park 8.9 A A A A A A Public Right-of-Ways 42.6 A A A A A A for Roads/Highways TOTAL , , ,320 1,067 otes: 1. The development potential in this table is approximated. Actual development potential can only be determined through site-specific analysis of proposed development projects. 2. xisting development in the Public/Quasi-Public area includes a church, the Boronda lementary School, the Boronda Adobe Historical Center, and a PG& substation. 3. An 800-student middle school is proposed to be constructed on an undeveloped parcel that is designated Public/Quasi-Public. Page 5-8

9 C. Conceptual Site Plan for South Boronda Figures 5-2 and 5-3 illustrate a conceptual site plan for South Boronda and the Markley Swamp area. The conceptual site plan illustrates one of several potential solutions for accommodating new development in South Boronda. It is not intended to serve as a prescribed site plan for the future development of the area. Rather, it is intended to illustrate a possible land use strategy to implement the overall vision, goals, objectives, and policies for South Boronda (actual development proposals may differ). 1. ew Residential eighborhoods The residential neighborhoods identified on the conceptual site plan were designed to respond to the following desires of community members. These desires were voiced during the community workshops and subsequent Citizen s Advisory Committee meetings and are articulated in the Vision Statement in Chapter 3: ew Residential development in South Boronda should include a mix of housing types to meet the housing needs of the local workforce. ew residential development should foster a community that is walkable and bicycle-friendly. ew residential development should establish an integral relationship with the Markley Swamp and open space system. ew residential development should offer homeownership opportunities to fulfill the strong desire of community members to own their own homes. The following paragraphs provide more detailed descriptions of dwelling units depicted in the conceptual site plan. a. Attached Multifamily Units Attached multifamily units would be sized in the range of 1,000 to 1,200 square feet per unit. Buildings would be two or three stories high with surface or tuck-under parking. These units would be located on the western side of the Concept Plan and set back 200 feet from the agricultural uses west of Boronda Road. Across from the existing Sakata Seed business, the setback is maintained at 100 feet. The conceptual site plan depicts 100 dwelling units of this product type. Page 5-9

10 FIGUR 5-2 Concept Plan for South Boronda DRAFT BODA COMMUITY PLA

11 6 6 Pedestrian Bridge 1 Attached Multifamily Units 2 Townhomes 3 Multi-plex Homes 4 Cluster Homes 5 Small Lot Single-Family Homes 6 Mixed-Use Development FIGUR 5-3 Concept Plan for South Boronda DRAFT BODA COMMUITY PLA

12 b. Townhomes These units are 22 feet wide and range between 1,200 and 1,500 square feet. They are typically two stories high with a front porch, and a garage that is accessed from an alley at the rear of the unit. There are 78 townhomes in the conceptual site plan. c. Multi-plex Multi-plex homes are multi-family buildings that are designed to look like a large single-family residence. ach unit within the multi-plex structure is 1,200 square feet and buildings include a combination of attached garages and surface parking. The conceptual site plan depicts 28 multi-plex dwelling units. d. Cluster Homes These are two-story units ranging in size from 1,600 to 2,000 square feet. Typically, four units are clustered around a shared driveway court, which accesses each unit s attached garage. There are 65 cluster home units shown in the conceptual site plan. e. Single-Family Built on lots that are approximately 45 feet wide by 100 feet deep, these homes can range from 1,800 to 2,400 square feet, with either detached or attached garages, which may be accessed by rear alleys. Approximately half of the garages in this housing type include accessory dwelling units. A total of 43 single-family residences are shown on the conceptual site plan, excluding potential accessory dwelling units. 2. Mixed-Use District The conceptual site plan illustrates a potential mixed-use development project at the intersection of orth Davis Road and the Rossi Street extension. The concept includes mixed-use buildings situated along the Rossi Street extension. These buildings are designed with a strong relationship and orientation toward the proposed Rossi Street extension and the adjacent open space area. Retail and service businesses, cafes, and restaurants would be located on the ground floor of buildings. Primary entrances to these uses are located on building facades that front the Rossi Street extension. An attractive sidewalk with street trees, outdoor public spaces, pedestrian-scaled lighting, benches, and other amenities would be located in front of the buildings to create an active streetscape along the Rossi Street extension. Parking would be located behind the buildings to reinforce the traditional streetscape. Upper story uses on the buildings located along Rossi Street would include attached multifamily units and offices. The parcel at the southwest corner of the orth Davis Road/Rossi Street extension intersection would also include townhomes and a single-use retail building. 3. Integration of the Wetlands System The conceptual site plan for the Boronda Community Plan includes an open space system that extends from the Reclamation Ditch to Calle del Adobe (see Figure 5-2). Similar to the desire expressed in the Community Vision Statement, the conceptual site plan envisions this central open space feature to be the foundation for a pedestrian trail network, an area for passive and active recreation activities, Page 5-12

13 and an open space amenity for all types of development. By providing pedestrian and bicycle circulation opportunities within the community, the Boronda area will have the ability to become a more livable and healthier system of connected neighborhoods. Community residents will also have multiple opportunities to access schools, parks, businesses, and residential neighborhoods. The trail and recreation opportunities are designed to co-exist with existing and restored wetlands. Wetlands would be retained and restored consistent with sound management principles. Specifically, some regrading, restoration of wetland hydrologic conditions, and revegetation with native wetland plants can enhance the existing degraded wetlands south of Calle del Adobe and east of Madison Lane. Reestablishment of historic wetlands can also be considered in conjunction with the open space network and adjacent areas south of Madison Lane. Re-contouring and restoration of surface and sub-surface hydrology and re-vegetation would be necessary in these areas. Reestablishment of historic contiguous wetlands would greatly increase the functions and values of the Markley Swamp. Page 5-13

Figure 5-1, Land Use Plan, establishes the boundaries of each land use districts in the Boronda Community

Figure 5-1, Land Use Plan, establishes the boundaries of each land use districts in the Boronda Community APPENDIX A DEVELOPMENT STANDARDS This Appendix provides development standards and regulations for the majority of the land use districts within the Community of Boronda. This section describes the allowed