Planning Commission

City of Stockton

Meeting Agenda - Final

Stockton Planning

Commission

D'Adrea Davie, Chair (District 6)

Kevin Hernandez, Vice Chair (At-Large)

Sol Jobrack (District 1)

Kim Tutt (District 2)

Elizabeth Hull (District 3)

Chris Eley (District 4)

Don M. Aguillard (District 5)

Council Chamber, City Hall, 425 N. El Dorado Street, Stockton CA

6:00 PMThursday, November 12, 2015

1. CALL TO ORDER/ROLL CALL

2. PLEDGE TO FLAG

3. ADOPTION OF CONSENT CALENDAR

3.1 15-2140 APPROVAL OF PLANNING COMMISSION MINUTES

Recommended Action: RECOMMENDATION

Approval for filing minutes of the October 22, 2015 Planning Commission

meeting.

Department: Community Development

Attachment A - 22 October 2015 Planning Commission MinutesAttachments:

4. PUBLIC COMMENT*

5. PUBLIC HEARINGS/ENVIRONMENTAL ASSESSMENTS

5.1 15-2134 USE PERMIT TO ALLOW THE CONSTRUCTION OF A FOUR-STORY, 381-BED RESIDENCE HALL AT THE UNIVERSITY OF THE PACIFIC

Recommended Action: RECOMMENDATION

Staff recommends that the Planning Commission approve a Use Permit

to allow the construction of a four-story, 381-bed residence hall, for

property located on the south side of Brookside Road, 500 feet east of

Pershing Avenue (APNs 110-260-03 and 04), in accordance with the

Findings for Decision and Conditions of Approval detailed herein

(P15-343).

Department: Community Development

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November 12, 2015 Planning Commission Meeting Agenda - Final

Attachment A - Location Map - Site Plan - Floor Plans

Attachment B - Elevations

Attachment C - Renderings

Attachment D - Initial Study and Poposed Mitigated Negative Declaration

Attachment E - Final Initial Study - Mitigated Negative Declaration

Attachment F - Findings and Mitigation Monitoring - Reporting Program

Proposed Resolution - Approval of a Use Permit

Attachments:

6. NEW BUSINESS*

7. UNFINISHED BUSINESS

8. REPORTS/COMMUNICATIONS/NFORMATIONAL ITEMS

9. COMMISSIONERS COMMENTS

10. ADJOURNMENT

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November 12, 2015 Planning Commission Meeting Agenda - Final

A. The meeting will be conducted in accordance with Rosenberg’s Rules of Order.

B. Each person wishing to address the Planning Commission is encouraged to fill out a speaker card located at

the podium. Each speaker will then be called forward to the podium to speak in the order in which their speaker

card was received. Speakers are encouraged but not required to provide their name and address when speaking

before the Commission.

C. All questions from members of the audience to the Planning Commission and/or city staff members shall be

directed to the Chairperson of the Planning Commission.

All questions from Planning Commission members to staff shall be addressed directly to staff from the member

asking the question.

No personal comments and/or exchanges will be permitted between members of the audience and individual staff

or Commission members. Rather, direction shall be given to staff to follow-up on any issues brought before the

Commission. This rule applies to communications outside of the public hearing process.

D. Information presented to the Commission shall only pertain directly to the item under consideration. Character

assassinations, personal feuds, irrelevant data or repetitions of matters already presented shall not be permitted.

E. All rules of Decorum pursuant to Council Policy 100-3- Rules for Conduct of City Council Meetings apply

equally to this Commission.

Agendas, staff reports and minutes can be viewed on the City of Stockton web

site http://www.stocktongov.com/government/oMeetings/boardComMeetings.html

DISCLOSURE OF CAMPAIGN CONTRIBUTIONS:

State legislation requires disclosure of campaign contributions of $250 or more, made to any Planning

Commissioner, by any person who actively supports or opposes any application pending before the Planning

Commission, and such person has a financial interest in the decision. Active support or opposition includes

lobbying a Commissioner and/or testifying for or against such an application. Any person having made a $250 or

larger contribution within the preceding 12 months must disclose that fact during the public hearing or on said

application.

The official City Planning Commission policy is that applications pending before this Commission should not be

discussed with the Commission members outside of a public hearing. If any representations are made privately,

they must be identified and placed in the public record at the time of the hearing.

If you challenge the proposed action in court, you may be limited to raising only those issues you or someone

else raised at the public hearing described in this notice, or in written correspondence delivered to the Planning

Commission, at, or prior to, the public hearing.

NOTE: All proceedings before this meeting body are conducted in English. The City of Stockton does not furnish

language interpreters and, if one is needed, it shall be the responsibility of the person needing one.

In accordance with the Americans With Disabilities Act and California Law, it is the policy of the City of Stockton

to offer its public programs, services and meetings in a manner that is readily accessible to everyone, including

those with disabilities. If you are disabled and require a copy of a public hearing notice, or an agenda and/or

agenda packet in an appropriate alternative format; or if you require other accommodation, please contact the

Office of the City Clerk located at 425 North El Dorado Street, Stockton, California 95202 during normal business

hours or by calling (209) 937-8459, at least 5 days in advance of the hearing/meeting. Advance notification within

this guideline will enable the City/Agency to make reasonable arrangements to ensure accessibility.

CONSENT ITEMS: Information concerning the consent items has been forwarded to the Planning Commission

prior to the meeting. Unless a Commissioner or member of the audience has questions concerning a particular

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November 12, 2015 Planning Commission Meeting Agenda - Final

item and asks that it be removed from the Consent Calendar, the items are approved at one time by a roll call

vote. Anyone wishing to speak on a consent item or public hearing item, please complete a "Request to Speak

Card" and submit it to the Recording Secretary prior to the meeting.

* For any person wishing to address the Planning Commission on any matter not on the printed agenda.

Chairperson may set time limit for individual speakers/groups.

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City of Stockton

Legislation Text

File #: 15-2140, Version: 1

APPROVAL OF PLANNING COMMISSION MINUTES

RECOMMENDATION

Approval for filing minutes of the October 22, 2015 Planning Commission meeting.

Attachment A - 2015 October 22 Planning Commission Minutes

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City of Stockton

Legislation Text

File #: 15-2134, Version: 1

USE PERMIT TO ALLOW THE CONSTRUCTION OF A FOUR-STORY, 381-BED RESIDENCEHALL AT THE UNIVERSITY OF THE PACIFIC

RECOMMENDATION

Staff recommends that the Planning Commission approve a Use Permit to allow the construction of afour-story, 381-bed residence hall, for property located on the south side of Brookside Road, 500 feeteast of Pershing Avenue (APNs 110-260-03 and 04), in accordance with the Findings for Decisionand Conditions of Approval detailed herein (P15-343).

Summary

The applicant, Capstone Development Partners, LLC, acting on behalf of the University of the Pacific(the University), has submitted a Use Permit application to allow the construction of a proposed four-story, 381-bed residence hall on the northern portion of the University’s campus.

DISCUSSION

Background

This is the third Use Permit application that has been processed by the Planning Division forresidential housing on the northern portion of the University’s campus. One was processed andapproved in 2000, to construct two three-story residential structures on the north side of BrooksideRoad, east of the current project site. Those two structures, which have been constructed and areoccupied, house a total of approximately 404 students. The second was processed in 2012 andwould have authorized the construction of two four-story, 150-bed residence halls that would haveprovided housing for 300 students. The second application was withdrawn from further considerationby the University in response to processing delays that would have prevented completion of theproject in time for occupancy by students in fall of the following year.

Present Situation

The project site for the current Use Permit application is approximately 4.1-acre, and is locatedbetween Brookside Road and the Calaveras River approximately 500 feet east of Pershing Avenue.The site, part of the campus known as Brookside Field, contains the University’s field hockey field, amulti-purpose recreation field, and a portion of an existing parking lot. The overall University of thePacific campus is zoned RL (Residential, Low Density) and RH (Residential, High Density) and issurrounded by primarily residential uses zoned RL and RH, as well as churches, a hospice facility,and multi-family residential uses zoned CO (Commercial, Office), RL and RH. (Attachment A -Location Map, Site Plan, and Floor Plans).

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The project site is zoned RL and is bounded to the:

· north by a recreation field and across Brookside Road by single-family residences zoned RL;

· east by the University’s physical plant building zoned RL;

· south by the Calaveras River (unzoned) by the main campus of the University zoned RL; and

· west by a University fraternity house and apartment facility zoned RL and RH, respectively,and across Pershing Avenue by a multi-family residential complex zoned RH.

The proposed project would result in the construction of a new student residential facility, includingstudent apartments, resident staff apartments, study areas, outdoor gathering spaces, offices, andother related improvements. More specifically, the project involves the construction of a four-storybuilding with two wings and encompasses approximately 151,417 square feet of floor area. Thewest wing would be comprised primarily of student housing units: a total of 208 students in 16 studio,32 two-bedroom, and 32 four-bedroom units. The east wing would accommodate primarily studenthousing, but would also include other related uses on the first floor, including a multi-purpose room,study rooms, offices, staff apartments, a laundry area, maintenance facilities, and storage areas.Student housing would occupy the second, third, and fourth floors, housing a total of 173 students in11 studio, 21 two-bedroom, and 30 four-bedroom units. The east wing of the structure will include an“indoor/outdoor living room,” consisting of a lounge area, a study and classroom space, a communitykitchen and casual dining area, and a “technology café” inside the structure and decks, seatingareas, tables, and possibly a swimming pool outside of the structure. Residential units in both wingswould include kitchen facilities; however student residents would still have to purchase a Universitymeal plan for use at existing on-campus food service facilities.

According to the applicant, the project will not result in an increase in the number of students enrolledat the University. Instead, this project is the first phase of a multi-phase project intended to upgradeexisting housing at the University and provide on-campus beds/living units for students who arecurrently residing off campus. The applicant has discussed the overall project’s future phases withstaff and described them in the project’s environmental document. The project’s subsequent phaseshave not been adequately formulated to be considered projects for the sake of the subject UsePermit application and its environmental review document. Future residential development on thecampus will be reviewed when the University makes formal presentation to the City to assessrequired entitlement applications and to make determinations regarding the level of environmentalreview that will be required.

Security features for the structure include restricted entrances, key card control, nighttime securitylighting, and emergency call boxes. Extensive landscaping will be provided and the applicant hasindicated that the structure will be designed to CalGreen and “Leadership in Energy & EnvironmentalDesign” (LEED) Silver specifications.

The new structure will have a maximum height of approximately 60 feet. The maximum buildingheight in the RL zoning district is 35 feet; however, public and private institutional uses, includingprivate schools, may be erected to a maximum height of 75 feet if all of the required setbacks areincreased one additional foot for each foot that the buildings exceed the 35-foot height limit (StocktonMunicipal Code Section 16.36.090.B.4). Staff has reviewed the proposed site plan and confirmedthat adequate setbacks have been provided to more than accommodate the additional 25 feet ofelevation proposed for the structure. Therefore, the height of the proposed structure complies with

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applicable Development Code requirements.

Architectural Review

The City’s Architectural Review Committee (ARC) reviewed the project’s proposed elevations,renderings, and materials and found them to be substantially in compliance with applicable provisionsof the City’s Design Review Guidelines (Attachment B - Elevations; Attachment C - Renderings). Atthis time, the several minor revisions are still being made to the project’s architectural plans and haveyet to be reviewed by the ARC. Therefore, it is recommended that the Conditions of Approval includea condition requiring final approval of the architectural plans by the ARC prior to issuance of theproject’s required building permits.

Parking

On-site automobile parking for a university is currently required by the Development Code to beprovided at the rate of one space for each classroom and 0.75 space for each student in the largestshift on site at any one time (in other words, ¾ of a space for each student when the largest numberof students are on campus). This rate is actually lower than the rate that had been in effect up untilOctober 27, 2011, which was one space per classroom and one space for each full-time equivalentstudent. As previously noted, the project will not result in an increase in the number of studentsenrolled at the University. Likewise it will not result in an increase in the number of classrooms onthe campus.

The analysis of the noted parking requirements by the project’s environmental consultant concludedthat there is an adequate number of parking spaces on the overall campus to accommodate currentenrollment levels. That analysis also included a review of the parking needs for the area of thecampus where the new residential structure is proposed to be constructed. The area immediately tothe west of the project site is occupied by an existing 183-space parking lot that serves the adjacent194-bed University Townhouse facility and the nearby 27-bed fraternity. Based upon analysis of theutilization of the parking lot by residents of the University Townhouse and fraternity and a projectionof the parking utilization by the residents of the proposed residence hall, the environmentalconsultant has determined that a minimum of 302 parking spaces will be needed in this portion of thecampus. Restriping the existing parking lot and an accompanying expansion will increase thenumber of parking spaces in the lot to 314; resulting in a surplus of 12 parking spaces.

The project’s environmental document has also analyzed potential parking impacts on thesurrounding neighborhood. Its conclusion was that the project would not have a significant impact onthe usage and availability of on-street parking in the area. Staff at the University have indicated awillingness to develop a parking permit system in the neighborhood near the project site to reducethe use of street parking by students and staff at the University. A similar parking system has beendeveloped in the residential neighborhood south of the main campus.

Access

Access to the project site is provided by an existing gated entry to the nearby University Townhomesfrom Brookside Road and the existing parking area that currently serves the University Townhousefacility and the Theta Chi fraternity. Emergency vehicle access will extend from the parking areaalong the north and south sides of the structure to the existing vehicle access area at the foot of the

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Calaveras River bridge. In addition to the noted parking lot expansion, the University will alsoreconfigure the driveway to meet applicable City development standards. Access to the project siteis also provided by nearby pedestrian and bicycle paths that connect the project area to the maincampus, located on the south side of the Calaveras River. An existing driveway on the east side ofthe Physical Plant Building will allow limited access to the project on an as-needed basis (i.e. startand end of semesters to accommodate students moving in and out of the structure).

Neighborhood Meetings

Although not required to do so by the Development Code, the applicant held neighborhood meetingson Thursday, August 20, and Wednesday, October 7, 2015, at the University’s Physical PlantBuilding on Brookside Road. The meetings began at 6:30 p.m. and lasted between one and one-and-one-half hours and were each attended by six or fewer area residents, as well as representatives ofthe University, the environmental consultant, the project architect, and City staff. Questions andconcerns were raised during the meeting regarding the project’s potential parking- and traffic-relatedimpacts, future University plans for development in the project area, the design of the proposedstructures, and potential construction-related noise impacts.

ENVIRONMENTAL REVIEW

Staff has prepared, circulated, and is recommending approval of an Initial Study/Proposed FinalMitigated Negative Declaration. Pursuant to Sections 15071 and 15074 of the State CaliforniaEnvironmental Quality Act (CEQA) Guidelines, the Initial Study/Final Mitigated Negative Declarationmust be adopted by the Planning Commission prior to any approval for the proposed project. Inaddition, the “Findings and Mitigation Monitoring/Reporting Program for the University of the PacificStudent Housing Project” needs to be adopted to ensure that adequate mitigation measures areimplemented as part of the project (see Attachments D, “Initial Study/Proposed Mitigated NegativeDeclaration,” E, “Final Mitigated Negative Declaration,” and F, “Mitigation Monitoring Program”).

VOTES REQUIRED

A majority vote (four) of the total authorized membership of the Planning Commission is required forthe Commission to act on this matter.

Attachment A - Location Map and Site Plan and Floor PlansAttachment B - ElevationsAttachment C - RenderingsAttachment D - Initial Study and Proposed Mitigated Negative DeclarationAttachment E - Final Mitigated Negative DeclarationAttachment F - Mitigation Monitoring and Reporting Program

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Attachment A

P a g e 1 | 3

Subject Site

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Attachment A

P a g e 2 | 3

Ground Floor

Second Floor

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Attachment A

P a g e 3 | 3

Third Floor

Fourth Floor

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Attachment B

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Attachment C

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Resolution No.

STOCKTON PLANNING COMMISSION RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF STOCKTON APPROVING A USE PERMIT TO ALLOW THE CONSTRUCTION OF A FOUR-STORY, 381-BED RESIDENCE HALL AT THE UNIVERSITY OF THE PACIFIC, FOR PROPERTY LOCATED ON THE SOUTH SIDE OF BROOKSIDE ROAD, 500 FEET EAST OF PERSHING AVENUE (P15-343)

In an effort to provide more student housing, the University of the Pacific

proposes to build a new student residential facility, including student apartments, resident staff apartments, study areas, outdoor gathering spaces, offices, and other related improvements on an approximately 4.1-acre project site located between Brookside Road and the Calaveras River, approximately 500 feet east of Pershing Avenue; and

More specifically, the project involves the construction of a four-story building

with two wings and encompasses approximately 151,417 square feet of floor area; and The project will not result in an increase in the number of students at the

University but will instead serve as the first phase of a multi-phase project intended to upgrade existing housing at the University and provide on-campus beds/living units for students who are currently residing off campus; and

Future residential development on the campus will be reviewed by staff on a

case-by-case basis when the University makes formal presentation to the City to assess required entitlement applications and to make determinations regarding the level of environmental review that will be required; now therefore,

THE PLANNING COMMISSION OF THE CITY OF STOCKTON FINDS AND

DETERMINES, AS FOLLOWS:

1. The Planning Commission hereby approves the request for a Use Permit to allow the construction of a four-story, 381-bed residence hall at the University of the Pacific, for property located on the south side of Brookside Road, 500 feet east of Pershing Avenue, based on the following findings:

a. An Initial Study/Final Mitigated Negative Declaration has been prepared and approved for the project. The “Findings and Mitigation Monitoring/Reporting Program for the University of the Pacific Student Housing Project” has been adopted to ensure the implementation of all applicable mitigation measures necessary to clearly reduce any potentially significant impacts to a “less-than-significant” level.

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b. The subject use, as conditioned, is allowed in the RL (Residential, Low Density) zoning district as an accessory use to a university, subject to the approval of a Use Permit and compliance with all applicable provisions of the Development Code.

c. The subject use is not expected to adversely affect the integrity or character of the zoning district in which it is located or the surrounding neighborhood; more specifically, the project’s Final Initial Study/Mitigated Negative Declaration concluded that the project would not result in any significant, adverse environmental impacts related to air quality, transportation/traffic, utilities, land use, and hazardous materials.

d. The subject use, as conditioned, is expected to be consistent with the general land uses, objectives, policies, and programs of the General Plan, because the project site has a General Plan land use designation of Institutional and is consistent with the following General Plan policy:

LU-3.7 – The City shall protect existing residential neighborhoods from the encroachment of incompatible activities and land uses (i.e. traffic, noise) and environmental hazards (i.e. food, soil instability).

The project’s Final Initial Study/Mitigated Negative Declaration concluded that the subject residence hall would not result in any significant, adverse environmental impacts upon the surrounding residential neighborhood. The environmental document for the project analyzed a number of potential impacts, including those in the areas of aesthetics, air quality, biological and cultural resources, greenhouse gas emissions, hazardous materials, transportation/traffic, and utilities. None of the potential impacts associated with the project were found to be significant after the imposition of specific mitigation measures that were discussed in the document. Likewise none of the California Environmental Quality Act’s (CEQA) Mandatory Findings of Significance were determined to need any mitigation measures.

e. The subject site is physically suitable for the type and density/intensity of use being proposed, including the provision of services (e.g. sanitation and water), public access and the absence of physical constraints (e.g. earth movement, flooding, etc.). The project’s environmental document concluded that adequate services exist to serve the project and that no mitigation measures were required, with respect to the provision of public utilities/services.

f. The establishment, maintenance or operation of the subject use are not expected to endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the subject use. Subject to specific mitigation measures that were identified in the project’s environmental document related to

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construction-related and cumulative air quality, public services, and public safety, the project will not have a significant, adverse impact on persons residing in the neighborhood of the subject use.

g. The location, size, and operating characteristics of the subject use

are expected to be compatible with existing and future land uses in the vicinity of the subject site, based upon the analysis contained in the project’s Final Initial Study/Mitigated Negative Declaration and subject to specific mitigation measures that were identified in the environmental document, including constructed-related and cumulative air quality impacts, as well as impacts related to noise, public services, and cultural resources .

2. In accordance with Stockton Municipal Code (SMC) section 16.168.070, the following Conditions of Approval are imposed to ensure compliance with the Findings for Approval of the Use Permit:

Standard

a. An Initial Study/Final Mitigated Negative Declaration (P12-036) has been prepared and approved for the project. The “Findings and Mitigation Monitoring/Reporting Program for the University of the Pacific Calaveras River Housing Project” has been adopted to ensure the implementation of all applicable mitigation measures necessary to clearly reduce any potentially significant impacts to a “less-than-significant” level.

b. The business operator shall comply with all applicable Federal,

State, County, and City codes, regulations, laws, and other adopted standards and pay all applicable fees.

c. Compliance with these Conditions of Approval is mandatory. Failure to comply with these Conditions of Approval is unlawful and may constitute a public nuisance subject to the remedies and penalties identified in the SMC, including, but not limited to, monetary fines and revocation.

Specific

d. Any future signage shall be subject to approval by the Community Development Director or Planning Commission, in compliance with applicable provisions of the Development Code’s Sign Standards.

e. Prior to the issuance of building permits for the subject use, the

applicant shall submit the appropriate application to the City to remove or relocate any existing parcel lines that may exists under the subject structure.

f. The project’s final architectural plans shall be approved by the Architectural Review Committee or Community Development Director, in

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compliance with the provisions of the City’s Design Review Guidelines, prior to the issuance of any building permits for the project.

PASSED, APPROVED, and ADOPTED. November 12, 2015 . AYES:

NAYS:

ABSENT:

D’ADREA DAVIE, CHAIR City of Stockton Planning Commission

ATTEST: DAVID KWONG, SECRETARY City of Stockton Planning Commission

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