HomeMy WebLinkAboutItem 2 - DR19-0010 Staff Report
Item: ___2____
Meeting Date: 7/22/20
ITEM TITLE: A. Public Hearing: DR19-0010; Design Review consideration of a seven-
story mixed-use building totaling 49,555 square-feet, consisting of a
52-unit apartment complex with an affordable housing component,
parking structure, 2,480 square-feet retail commercial with associated
open space on approximately 0.48 acres located at 305 E Street.
Applicant: Front Runner Investments 1, LLC
Resolution of the City of Chula Vista Planning Commission approving a
Design Review Permit, DR19-0010 to construct a seven-story mixed-use
building totaling 49,555 square-feet, consisting of a 52-unit apartment
complex with an affordable housing component, parking structure, 2,480
square-feet retail commercial with associated open space on
approximately 0.48 acres located at 305 E Street.
SUBMITTED BY: Caroline Young, Associate Planner
REVIEWED BY: Tiffany Allen, Director of Development Services
INTRODUCTION
On April 25, 2019, Front Runner Investments 1, LLC (Applicant) submitted a Design Review
application for approval of the above-referenced mixed-use project. The site is currently vacant;
however, the previous use was a used auto sales lot (see Locator Map, Attachment 1). The
Applicant has elected to utilize the provisions of California Government Code Section 65915
“State Density Bonus Law,” as codified in Chula Vista Municipal Code (CVMC) Chapter 19.90-
Affordable Housing Incentives, related to parking standards. As required by State Density
Bonus Law/CVMC Chapter 19.90, five percent (5%) of the units (three units) will be rent
restricted for occupancy by very low-income households.
ENVIRONMENTAL REVIEW
The Development Services Director has reviewed the proposed project for compliance with the
California Environmental Quality Act (CEQA) and has determined that the proposed project was
adequately covered in the previously adopted Urban Core Specific Plan Final Environmental
Impact Report and Mitigation Monitoring and Reporting Program FEIR 06-01, certified by the
Chula Vista City Council in May 2007. Thus, no further environmental review is required.
DR19-0010 Page No. 2
RECOMMENDATION:
That the Planning Commission adopt Resolution DR19-0010 approving the project, based on the
findings and subject to the conditions contained therein.
DISCUSSION:
The City has received a Design Review application for the construction of a mixed-use project
with a total of 52 apartment units, with three units to be rent restricted for occupancy by very
low-income households in accordance with State Density Bonus Law and CVMC Chapter 19.90,
a parking structure and 2,480 square-feet of retail commercial on a 0.48-acre site.
The following discretionary action is required for the proposed project:
Design Review
Comprehensive evaluation of the site plan, architectural and landscape design
components of the project to determine consistency with development and City Code
design standards. No State Density Bonus Law/CVMC revisions requested.
Use of reduced parking standards pursuant to CVMC 19.90.080 (H) and Government
Code § 65915(p).
Project Site Characteristics:
The 0.48-acre project site is located in the western portion of Chula Vista and the most northerly
portion of the Urban Core Specific Plan (UCSP) area. Currently, the site is a vacant lot within
the Downtown District. The site is surrounded by a future senior housing project to the north,
commercial to the east and south, and a mixed-use project to the west (Attachment 1, Locator
Map).
Summary of Surrounding Land Uses
General Plan Zoning Current Land Use
Site: Mixed-Use Residential V-3 Vacant
South: Mixed-Use Residential V-3 Auto Repair
North: Mixed-Use Residential V-3 Vacant/Future Senior Housing
East: Mixed-Use Residential V-3 Bank
West: Mixed-Use Residential V-3 Mixed-Use (Medical Office/Duplex)
Project Description
The proposal includes a seven-story mixed-use building totaling 49,555 square-feet, consisting
of 52 apartment units, parking structure, and 2,480 square-feet of retail commercial. The
residential units include seven different plan types ranging from studio, one, and two-bedroom
units. The floor plans consist of 18 studio units, 24-one-bedroom units, and 10 two-bedroom
units ranging from approximately 381 square-feet to 861 square-feet per unit. The proposed floor
plans include a kitchen, dining room, living room, bathroom, and bedrooms. Thirty-four (34) out
of the fifty-two (52) units are provided with balconies. A 2,480 square-foot commercial space is
provided on the first floor with entrances provided off E Street. The commercial space can
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accommodate one or two tenants. Parking is provided within a two-story parking garage for both
the residents and commercial use.
The Applicant has requested and qualifies for State Density Bonus provisions under California
Government Code § 65915 and CVMC Chapter 19.90. These codes promote affordable housing
through the use of density bonus, incentives or concessions, waivers or reductions to
development standards, and/or reduced parking ratios. Pursuant to the State Density Bonus Law
and CVMC Chapter 19.90, the Applicant will provide three affordable rental units for very low-
income households and therefore, is requesting a waiver from specified parking ratios.
Three of the rental units (5% of the total 52 units) will be subject to rental and occupancy
restrictions for very low-income households at 50% of the area median income (AMI) for a
period of 55 years. Currently, the maximum annual income for a qualifying two person very
low-income household is $42,800 ($3,567 per month) and $48,150 ($4,013 per month) for a
three- person household. The anticipated restricted rental rates would range from $863 per
month for a one-bedroom unit and $970 for a two-bedroom unit.
Architecture
The Mission-inspired Modernism style architecture incorporates textural and natural materials
representing a modern look. Simple bold forms are provided in painted steel screen guardrail,
metal siding, horizontal lap siding, steel trellis canopy, aluminum window awning and balconies.
The color of the stucco building is white and grey with a darker accent color, “Tatami Tan”
around the balconies and accent wall. Along the base of the building is a tan color “Bagel” or a
blue Mosaic tile color at the front entrance of the commercial suite and along Third Avenue. A
light grey color, “Gray Area” is used for the vertical metal siding, and a darker grey color,
“Mink” is for the vertical fiber cement paneling. The balcony areas have an aluminum guardrail.
Above the windows are aluminum window awnings. Other materials include a flat roof with
stucco roof projections and a painted steel trellis over the rooftop deck.
Amenities
On site amenities include an 8,243 square foot open space area, including an amenity deck,
located towards the rear of the site that provides a turf area, stainless steel slide, wood seating,
community dining table, shade structure, outdoor kitchen, lounge area, and fire and water
features. On the third floor, a 1,330 square foot terrace area is proposed adjacent to the
residential balconies along E Street. A 729 square foot roof deck will consist of tables and chairs
with a rooftop trellis. Other open space areas are provided in private balconies along the front
and rear of the project site. Thirty-four (34) out of the fifty-two (52) units are provided with a
balcony.
Pedestrian/Vehicle Access
There are several pedestrian access ways on and off the site. The main residential entrance is
provided off Third Avenue with two secondary entrances via stairways provided along Third
Avenue and E Street. Commercial pedestrian entrances are provided off E Street. The parking is
provided within an enclosed two-story parking structure. There is a security gate on the first floor
that separates the commercial and residential parking. Residential parking is only accessed off
Third Avenue, while the commercial parking is located off E Street. Long-term bicycle parking
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(30 spaces) is also provided for the residents on the first floor of the parking garage. The existing
bus stop will be relocated along E Street to accommodate the new driveway approach.
Compliance with Development Standards
The following Project Data Table shows the development regulations along with the Applicant’s
proposal to meet said requirements:
Assessor’s Parcel Number: 566-23-217-00
Current Zoning: V-3
General Plan Designation: Mixed-Use Residential
Lot Area: 0.48 acres
PARKING REQUIRED:
Parking spaces, broken down as follows:
Residential
1 space per studio/1 bed units
42 Units x 1 = 42 parking spaces
2 space per 2 bed
10 Units x 2 = 20 parking spaces
Total: 62 parking spaces*
Commercial
2 per 1,000 sq. ft.
2,480 sq. ft. /500 = 5 parking spaces
Total: 5 parking spaces
PARKING PROPOSED:
Residential
Standard = 61 spaces
Accessible = 3 spaces
Total: 64 parking spaces*
Commercial
Standard = 5 spaces
Accessible = 1 space
Total: 6 parking spaces
SETBACKS/HEIGHT REQUIRED:
Front: 0 feet
Side: n/a
Rear: n/a
Height: min 18 feet/max 84 feet
SETBACKS/HEIGHT PROPOSED:
0 feet
0 feet
0 feet
74 feet (main building)
74-99 feet (roof parapet/stairway/elevator)
*Per CVMC Section 19.90 and Government Code § 65915(p), this project qualifies for the Affordable Housing Density Bonus
Regulations. The project will have a mixed income development with 5% of the total dwelling units restricted and affordable
to very low-income households, therefore, allowing for a decrease in parking from the V-3 zone parking regulations.
ANALYSIS:
Staff has identified three key items for consideration: 1) the regulatory framework; 2) Design
Review consistency; and 3) reduced parking requested pursuant to the State Density Bonus
Law/CVMC.
1. Regulatory Framework in Reviewing the Project
The proposed project requires adherence to the City of Chula Vista Municipal Code, UCSP,
Design Guidelines and State Density Bonus Law. The City’s discretionary action on the project
must be based upon its reasonable determination of compliance or non-compliance with such
written and objective standards and regulations. As stipulated in State Law, receipt of a density
bonus and/or other incentives, concessions or waivers under State Density Bonus Law shall not
DR19-0010 Page No. 5
constitute a basis for finding a project inconsistent with a particular plan, policy, ordinance, or
standard. Project compliance is demonstrated in this analysis section.
In addition, the entirety of the action must also be found to be consistent with the Housing
Accountability Act. Although the Planning Commission retains discretion to act on the project,
that discretion must be consistent with the Housing Accountability Act (the “HAA” or “Act”)
found at California Government Code §65589.5. The HAA applies to all housing development
projects, whether affordable, market rate, or mixed use.
The HAA restricts a city’s ability to deny, reduce the density of, or make infeasible housing
developments that are consistent with objective general plan, zoning, subdivision, and design
review standards. The burden of proof is placed on the City to justify such actions based upon
the following:
Written and specific findings that the project would have a “specific adverse impact”
defined as “a significant, quantifiable, direct, and unavoidable impact, based on objective,
identified written public health or safety standards, policies, or conditions as they existed
on the date the application was deemed complete” to public health and safety as
supported by a preponderance of the evidence on the record; and
There is no feasible method to satisfactorily mitigate or avoid the adverse impact other
than the disapproval of the housing development project or the approval of the project
upon the condition that it be developed at a lower density. (Gov't Code § 65589.5(j)).
2. Design Review – Compliance with City standards
The project requires the approval of a Design Review Permit (DR) pursuant to CVMC Section
19.14.582. The purpose of the DR is to review grading, site design, and landscaping
improvements to ensure consistency with the City of Chula Vista Design Manual and the UCSP.
As indicated previously in this report, the City Council adopted the UCSP to implement the
vision of Smart Growth to include the following:
Provide a mix of compatible land uses
Take advantage of compact building design
Create a range of housing opportunities design
Create a range of housing opportunities and choices
Create walkable neighborhoods
Strengthen and direct development towards existing communities
Provide a variety of transportation choices
The adopted UCSP contains the required regulations and development standards to review and
evaluate development projects for consistency with the vision and goal for the subject area. The
proposed mixed-use project was reviewed and evaluated based on the UCSP’s and the V-3
regulations, development standards, the Government Code and Chula Vista Design Guidelines.
Compliance with Chula Vista Municipal Code and Urban Core Specific Plan Design Guidelines
The City Council adopted the UCSP to implement the General Plan’s vision for the development
of higher density, pedestrian-oriented projects and a broad range of uses that serve the needs of
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adjacent residents, promote neighborhood activity, and are compatible with adjacent
neighborhoods. The adopted UCSP contains more focused objectives and policies, as well as the
required regulations and development standards to review and evaluate development projects for
consistency with the General Plan’s objectives and policies for the area. In addition, the UCSP
provides incentives and exceptions for projects that represent the siting of a variety of land uses
in an urban environment that is both pedestrian and environmentally sensitive, and provide a
variety of amenities that will increase the quality of life of the neighborhood. The proposed
project was reviewed and evaluated based on the General Plan objectives and policies and the
UCSP’s regulations, development standards, and design guidelines contained in the Urban Core
Village District. Following is an analysis of the project based on the applicable policies and
standards of the UCSP.
The required findings are made as follows:
The proposed development will not adversely affect the goals and objectives of the Specific
Plan and General Plan.
The goals and objectives of the General Plan and Specific Plan are not adversely affected by
the project. The project as proposed implements the General Plan and Specific Plan by
providing a residential and commercial use along Third Avenue and E Street. The intent of
the General and Specific Plans is to facilitate and encourage development and improvements
that will help realize the community’s vision for the Urban Core area. The Urban Core and
the Village District are envisioned to be vibrant, forward-thinking but respectful of its past
and alive with thriving businesses, attractive housing and entertainment, cultural and
recreational activities. The Urban Core Vision aims to create a uniquely identifiable Urban
Core for Chula Vista that is an economically vibrant, pedestrian-oriented and multi-purpose
destination. The proposed project meets these goals and objectives because it brings
improvements and community benefits to an area of Third Avenue and E Street which is
currently under-performing and not meeting the stated vision of the Specific Plan. This
project has the potential to spur additional development along the Third Avenue and E Street
with additional community and economic benefits.
The proposed development will comply with all other regulations of the Specific Plan.
As indicated in the Development Standards table above, the project complies with all
development standards and regulations of the Specific Plan. The main building has a
maximum height of 74 feet. Beyond this height, from 74 feet to 99 feet, is the roof parapet,
stairway, steel trellis, and elevator leading to the roof top deck for the residents. The top of
the elevation shaft is at 99 feet. Per the V-3 zone, a maximum height of 84 feet is allowed,
however, architectural details such as the steel trellis and elevator shaft allowing access to the
roof top deck is allowed to exceed the height limit. The project provides for all required
parking within a garage. Consistent with CVMC Section 19.90 for Affordable Housing
Density Bonus Regulations, 5% of the total dwelling units will be restricted and affordable to
very low-income households. Open space and landscaped areas are also provided in excess of
the minimum required, as described further below. The building design orients balconies
towards the street to provide for an urban environment. Landscaping has been placed along
the perimeter of the site in various locations and adjacent to balconies and the amenity deck
area on the third floor.
Site Planning and Building Placement/Orientation
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The UCSP Design guidelines promote an attractive and functional arrangement of buildings and
open spaces that are sensitive to the physical characteristics of the site and provide a high
standard of visual quality and livability for the residents. The guidelines also promote
neighborhood compatibility, site access, site design, siting and orientation, setbacks, plaza and
open space, and enhanced building elevations. The proposed features throughout the site meet
the Urban Core Specific Plan Design Guidelines as described below.
In accordance with the UCSP regulations, the residential component shall at a minimum meet the
private and common useable open space requirement of the V-3 zone. The proposal includes an
attractive and functional arrangement of the building located along the property lines with a
plaza area located at the corner entrance to the commercial suite in addition to a covered arcade
that leads to three additional doors for the commercial suite or future suites. An 8,310 square feet
open space area, amenity deck, is located towards the rear of the site that provides a turf area,
stainless steel slide, wood seating, community dining table, shade structure, outdoor kitchen,
lounge area, and fire and water features. The majority of the residential units have balconies
along E Street and along the rear elevation. On the third floor, a 1,330 square foot terrace area is
proposed adjacent to the residential balconies along E Street. A 729 square foot roof deck will
consist of tables and chairs with rooftop trellis. A total of 200 square-feet of open space is
required for each residential unit. A total of 10,400 square feet is required. The project meets and
exceeds the required open space requirement, by providing 10,624 square-feet of open space for
the residents.
The project also promotes neighborhood compatibility by placing the upper portion of the
building (third through seventh floors) furthest from the residential units to the north and west
and provides an open space area as a buffer. The residential units are also not located on the
same floor as the commercial use, therefore providing privacy to the residents. The building is
located directly on the property line along Third Avenue and E Street to promote a pedestrian
friendly environment. There is one main pedestrian access point off Third Avenue via a walkway
and two secondary access points via a stairway for the residents. There are two pedestrian access
points to the commercial suite, one along E Street and another from the parking garage.
Apartments are an allowed use under the regulations of the UCSP Land Use Matrix for the V-3
designation. The project would develop an underutilized and unimproved site and provide
additional residential units in an area that is adjacent to commercial and apartment uses. The
project would provide rental multi-family housing with an affordable component to families that
would support the existing commercial base within the area. The project is using the CVMC
19.90 Affordable Housing Incentives and Government Code § 65915(p) to reduce parking
requirements by use of a waiver.
While pedestrian access is a design feature in the UCSP, increased vehicular access is also
important in order to offer a variety of ways to access different areas. Dispersion of automobile
traffic also has the effect of making areas more pedestrian friendly as cars and pedestrians have
less direct interaction. The project provides two vehicular access points to the site from Third
Avenue and E Street. A separate driveway is provided for the residential parking, while another
driveway is provided exclusively for the commercial use. Long-term bicycle parking is also
provided for the residents to encourage alternative modes of travel.
DR19-0010 Page No. 8
Building Design
The UCSP Design Guidelines promote a cohesive architectural theme and building
characteristics that provide architectural unity. Buildings should be designed to facilitate
pedestrian activity and should include architectural features that reflect the local vernacular and
are appropriate to the local climate.
The project’s architecture is consistent with the policies of the UCSP Design Guidelines. The
proposed Mission-inspired Modernism style architecture includes light and dark colored stucco
walls with horizontal lapped siding, vertical fiber cement paneling, vertical metal siding, mosaic
tile, and balconies.
According to the UCSP Design Guidelines, enhanced elevations should include varying
building elements, roof pitches, and setbacks to avoid monotony. In addition, distinctive building
elements shall be oriented toward the street intersection. Street facing facades are required to
incorporate a range of scale-defining elements that relate larger building masses to the scale of
the pedestrian. Elements may include trellises, columns, archways, doorways, porches or patios
and upper floor balconies and windows. For the proposed project, additional design features such
as a corner tower element with a metal siding trellis for the roof top deck, painted steel screen
guardrails along E Street, covered arcade and column in front of the commercial space,
balconies, varying building facades and building offsets were added along the exterior elevations
to avoid a monotonous design. For buildings taller than 35 feet, a 15-foot setback is required
along both street frontages. The fourth through seventh floors have a setback of 15 feet along
Third Avenue and E Street, which further provides setback various for the project. In addition,
there is an 8,243 square foot amenity deck with open space on the third floor located in the rear
of the project, which provides separation from the adjacent future senior housing project to the
north.
Parking
The provision of very low income affordable units allows project parking to be calculated at a
rate of one space per 1-bedroom unit and two spaces per 2-bedroom unit and above pursuant to
CVMC 19.90.080 (H) and Government Code § 65915(p). Based on the proposed number of
residential units with mix of 18 studio units, 24 one-bedroom units, and 20 two-bedroom units,
the number of parking spaces required for the Project is 62 spaces for the residential units. The
project provides 64 onsite spaces for the residents. Because the proposed number of parking
spaces for the project exceeds the applicable City standard, the project meets City’s parking
requirements.
For the commercial use, a total of 5 spaces is required. The project proposes to provide for 6
parking spaces on the first floor of the garage. A security gate is proposed to separate the
commercial and residential parking. Overall, the Applicant has proposed a total of 70 parking
spaces, of which 66 are standard parking spaces and 4 accessible spaces. Residential parking is
only accessed from Third Avenue, while the commercial parking is accessible from E Street.
3. State Density Bonus Law/CVMC Chapter 19.90 & Parking Regulations
Affordable Housing Density Bonus/Incentives/Waivers
Cities are required to provide an increase in allowable density to qualifying projects (Cal. Gov.
Code § 65915(b)). In addition to density increases, developers must also be afforded the
DR19-0010 Page No. 9
opportunity to apply for other development incentives or concessions (Cal. Gov. Code §
65915(d)), the number of which is dependent on the amount of affordable units provided and
their level of affordability, waivers or reduction of developments standards (Cal Govt Code §
65915(e)), and reduced parking ratios (Cal Govt Code § 65915(p)).
To facilitate and materially assist the housing industry in providing adequate and affordable
shelter for all economic segments of the community and to provide a balance of housing
opportunities for very low-income, low-income and senior households, the City adopted CVMC
Chapter 19.90 (Affordable Housing Incentives), consistent with State Density Bonus Law.
Should an applicant agree to construct housing units to be restricted for occupancy by very low
and low-income households as set forth in CVMC 19.90.040, upon the request of the applicant,
the City shall make incentives and waivers available, in accordance with CVMC 19.90.050, and
parking ratios in accordance with CVMC 19.90.080(H).
Density Bonus
By including five percent of the base units for very low-income households, the project is
entitled to a 20 percent housing density increase under the provisions of CVMC 19.90.040(B)
and Government Code § 65915(f)(2). However, the Applicant is not requesting a density bonus
to achieve the affordability level for the three very low-income units. In accordance with Gov.
Code Section 65915(f) and CVMC Section 19.90.040(E), the Applicant can request less than,
including no density increase, and still receive all other incentives, concessions, waivers, and
parking.
Incentives
By including five percent of the base units for very low-income households, the project is
entitled to one development incentive under the provisions of CVMC Chapter 19.90.
Incentive Findings
State Density Bonus Law requires local agencies to grant the incentive request unless one or
more of the following findings can be made to deny any waiver of development standard based
on substantial evidence:
The incentive does not result in identifiable and actual cost reductions to provide for
affordable housing costs or for rents;
The incentive would have a specific adverse impact upon public health and safety as
defined in Government Code § 65589.5, the physical environment, including
environmentally sensitive lands, or on any real property that is listed in the California
Register of Historical Resources and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact; or,
The incentive would be contrary to state or federal law.
If the findings above cannot be made, the incentive must be granted.
Waivers/Reductions in Development Standards
By including five percent of the base units for very low-income households, the Applicant may
request waivers or reductions of development standards in accordance with CVMC 19.90.080(F)
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and Government Code § 65915(e) in addition to any requested incentives or concessions as
described above.
Waiver Findings
State Density Bonus Law requires local agencies to grant the wavier requests unless one or more
of the following findings can be made to deny any waiver of development standard based on
substantial evidence:
The waiver or reduction would have a specific adverse impact upon public health and
safety as defined in Government Code § 65589.5, the physical environment, including
environmentally sensitive lands, or on any real property that is listed in the California
Register of Historical Resources and for which there is no feasible method to
satisfactorily mitigate or avoid the specific adverse impact; or,
The incentive would be contrary to state or federal law.
If the findings above cannot be made, the waiver must be granted.
The Applicant is requesting a waiver of parking requirements per CVMC 19.90.080(H), which
allows for a reduction in parking from 83 spaces to 62 parking spaces for a total reduction of 21
spaces for the residential portion of the project. The site is physically constrained and will not be
able to meet the minimum requirement of 83 spaces for the residential units, which would
require a reduction in the 52-units proposed resulting in a reduced number of units developed.
No evidence has been identified to demonstrate that the granting of the requested waiver would
have an adverse impact to health, safety or physical environment that cannot be feasibly
mitigated. Furthermore, the proposed waiver will not impact any historic property and would not
be contrary to any state or federal law. The Applicant is proposing to add a total of 64 parking
spaces for the residential portion of the project, therefore meeting and exceeding the required 62
parking spaces.
For the commercial use, a total of 5 spaces is required. The Applicant has proposed a total of 6
spaces, therefore meeting and exceeding the commercial parking requirements. Overall, a total of
67 parking spaces are required for both the residential and commercial uses and a total of 70
parking spaces are provided.
Regulatory Agreement
To ensure compliance with CVMC Chapter 19.90 and State Density Bonus Law, as a condition
of approval of the project, the Applicant will be required to execute and record an Affordable
Housing Regulatory Agreement and Deed of Trust securing the City’s interest prior to the
issuance of a building permit. Such Agreement will set forth the terms and conditions for the
required income and rent restrictions for three units reserved for very low-income households for
a minimum compliance period of 55 years and shall be recorded as a covenant on the property.
Such restrictions will bind all subsequent owners so that the commitment remains in force
regardless of ownership. Compliance with these restrictions will be subject annually to
regulatory audit and certification, with an annual monitoring fee to be paid to the City.
DR19-0010 Page No. 11
CONCLUSION
The project, as proposed, is consistent with the vision and requirements of the UCSP, CVMC,
the Guidelines of the City’s Design Manual, and State Density Bonus Law. The requested
waiver for reduced parking pursuant to State Density Bonus Law can be justified based upon the
physical characteristics of the site which constrain the Applicant’s ability to develop a total of
52-units. For purposes of the HAA, no “specific, adverse impacts” to public health and safety
have been determined that would necessitate the denial of the project or a reduction in density to
mitigate such impacts.
The proposed project will provide new investment and a mixed-use project with modern housing
facilities and site improvements that will contribute to the revitalization and enhancement of the
site and the neighborhood. It will provide new rental multi-family housing with an affordable
component that will improve the housing mix, expand residential opportunities and contribute to
business activity in this part of the City. The proposed project is well planned, incorporating the
principals of Smart Growth such as compact design, located near transit, and resource
conservation. It is designed to respect and blend with the community character, local history,
and climate. The project’s pedestrian orientation and location near the MTS route along Third
Avenue and along E Street will provide convenient access for residents to nearby public
transportation. Based on the description and evaluation of the project and the conclusions above,
staff recommends that the Planning Commission approve the proposed project subject to the
conditions contained in the resolution.
DECISION-MAKER CONFLICTS
Staff has reviewed the property holdings of the Planning Commission members and has found no
property holdings within 1000 feet of the boundaries of the property which is the subject of this
action. Consequently, this item does not present a disqualifying real property-related financial
conflict of interest under California Code of Regulations Title 2, section 18705.2(a)(11), for
purposes of the Political Reform Act (Cal. Gov’t Code §87100, et seq.).
Staff is not independently aware and has not been informed by any Planning Commission
member, of any other fact that may constitute a basis for a decision maker conflict of interest in
this matter.
FISCAL IMPACT
The application fees and processing costs are borne by the Applicant, resulting in no net fiscal
impact to the General Fund or the Development Services Fund.
Attachments
1. Locator Map
2. Planning Commission Resolution DR19-0010
3. Disclosure Statement
4. Project Plans
J:\Planning\Caroline\Discretionary Permits\305 E Street-Mixed Use\DR19-0010PC Staff report