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Item 3—Redlined Plan, Part 2 meeting, the Task Force acknowledged that general public sentiment was not in favor of community benefits in exchange for additional building height, but waited to vote on the topic pending additional information. Recent changes to State law seek to develop additional housing within communities across California, including the passage in September 2017 of 15 legislative bills that seek to reduce obstacles to housing production through "streamlining" approvals of eligible projects, establishing funding sources, and requiring increased accountability when projects are approved with less units or less affordability than has been identified in the General Plan Housing Element. Implementation of these bills reduces, and in some cases, eliminates discretion on behalf of the Planning Commission and City Council, and requires that the City approve a project if it meets all "objective" general plan, zoning, and subdivision standards. The City may only deny the project if it can find that the project would have a "specific adverse impact" on public health and safety. With the understanding that the current or future housing legislation could greatly reduce or eliminate the type of discretion afforded by a community benefits-type framework, staff recommends not proceeding with the community benefits concept at this time. This concept could be revisited at a future date if desired. Building Heights in Mixed Use — Transitional and Mixed Use — Downtown Districts The Task Force has been contemplating two new zoning districts in the downtown area: Mixed Use — Transitional and Mixed Use — Downtown. The creation of new zoning districts entails establishing development standards. Staff anticipates developing these criteria at a future date, which, if adopted as part of the municipal code, would go through a process of review and approval with the Planning Commission and City Council. However, staff is requesting the Task Force's input on height, as a key development standard, in these two new districts. Based on technical guidance from professional services firm Dyett & Bhatia, in Table 1 is information related to current, contemporary expectations for height of various uses. Table 1: Ground Floor and Above Ground Floor Story Heights by Use Retail or Office Hotel Residential Restaurant Ground Floor 15 to 16 feet' 2 15 feet' 15 feet' 15 feet' Story Height Above Ground 15 feet' 14 to 15 feet' 9 to 10 feet 10 to 11 feet Floor Story Height 1 Includes space allocated to framing and mechanical space z If the retail/restaurant borders a two-level podium, the height would be between 20 and 21 feet 3 The Task Force has indicated that it does not support ground floor residential uses. However, this 15- foot height is provided for informational purposes and assumes a podium, which would extend up to 5 feet above grade. with residences above using stoops to connect with the sidewalk. The residential first Prepared for the April 24, 2018 Downtown Specific Plan Update Task Force Meeting Page 5 of 13