Transcript Planning & Community Development Department 922-936 East Green Street Predevelopment Plan Review City Council Meeting November 4, 2013

Planning & Community Development Department
922-936 East Green Street
Predevelopment Plan Review
City Council Meeting
November 4, 2013
Vicinity Map
Planning & Community Development Department
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Subject Site Zoning
Planning & Community Development Department
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Background
Planning & Community Development Department
• Zoning: CD-5 (Central District, sub-district 5- Lake
Avenue) Zoning District
• Entire site is located within a Transit Oriented
District (TOD)
• Two parcels comprise site:
> 922 East Green Street - 8,442 square feet (.19 acres)
> 936 East Green Street – 10,062 square feet (.23
acres)
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Project Description
Planning & Community Development Department
• Mixed-Use Project
> 45 for sale dwelling units.
 41 dwelling units at market rate
 4 dwelling units at very low income
> 12,800 square feet of commercial space.
> 113 parking spaces, including two levels of
subterranean parking.
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Site Plan
Planning & Community Development Department
Green Street
mixed-use
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Driveway entrance
Shopper’s Lane
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• Two levels of
subterranean parking
with building above
• Ground floor
commercial
• Second through sixth
floor residential
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• Ingress and Egress
taken from Shopper’s
Lane
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North Elevation
Planning & Community Development Department
Green Street
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Northwest Corner
Planning & Community Development Department
Green Street
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Northeast Corner
Planning & Community Development Department
Mentor Avenue
Green Street
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South Elevation
Planning & Community Development Department
• 17.28.030 - AD Alcohol Overlay District
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Southeast corner
N. Allen Ave.
Planning & Community Development Department
E. Walnut St.
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Discretionary Entitlements
Planning & Community Development Department
• Entitlements:
> Variance to not construct the building to the property lines at
Green Street and Mentor Avenue;
> Affordable Housing Concession Permit to exceed floor area
limitations;
> Tentative Tract Map to create air parcels for condominiums
• Review Authorities:
> Zoning Hearing Officer to conduct public hearings on Variance
and Affordable Housing Concession Permit (AHCP)
> Design Commission to conduct design review and public
hearings
> Urban Forestry Advisory Committee for review and
recommendation of public tree removal (if determined)
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Planning Division Comments
Planning & Community Development Department
• Topics related to Zoning Code compliance:
> Residential Density/Density Bonus: 20% Density
Bonus to exceed 37 dwelling units maximum up to 45
dwelling units;
> Setbacks: Variance to be setback building at north
(Green Street) and east (Mentor Avenue) property
lines;
> Parking: subject to mandatory parking reductions for
Transit-Oriented Development projects; and
> Floor Area: building exceeds 2.75 FAR (at 3.03; will
apply for Affordable Housing Concession Permit).
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Planning Division Comments
Planning & Community Development Department
• Preliminary Topics related to Design & Historic
Preservation:
> The project has not been through a preliminary design
review. Preliminary design review is required upon
formal submittal.
> This process will analyze the project for height, mass,
bulk, scale and interaction with the street.
> The following comments are based on the plans
submitted for Pre-Development Plan Review (PPR) and
only provide feedback on the general building
envelope.
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Planning Division Comments
Planning & Community Development Department
• Preliminary Topics related to Design & Historic
Preservation Continued:
 Massing: relate contextually to urban site;
 Siting: sited at Green/Mentor intersection with emphasis on
maintaining the existing relationship of buildings along the
street;
 Compatibility: the design guidelines of Lake Avenue new
building must emphasize simplicity and clarity;
 Landscaping: interconnected landscaped and hardscaped
areas that encourage pedestrian activity; and
 Materials: durable, high-quality materials.
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Existing General Plan
Planning & Community Development Department
• Remaining caps from the 1994 General Plan for
the Central District Specific Plan:
> As of April 30, 2013, the Central District retained an
allocation of 1,072 housing units and 4.6 million square
feet of non-residential development potential.
> There are 689 residential units and 1,486,495 square
feet of development in the pipeline.
> After removing the cases in the pipeline, 126 residential
units and 3,135,854 square feet of commercial
development remain.
• Project is within these allocations.
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Next Steps
Planning & Community Development Department
1) Preliminary Consultation Design Commission;
2) Urban Forestry Advisory Review of Public tree
removal request;
3) Environmental Review Environmental Initial
Study to determine level of environmental
review;
4) Zoning Hearing Officer Public Hearings; and
5) Design Commission Public Hearings.
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Planning & Community Development Department
922-936 East Green Street
Predevelopment Plan Review
City Council Meeting
November 4, 2013