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

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Presentation on theme: "Planning & Community Development Department 922-936 East Green Street Predevelopment Plan Review City Council Meeting November 4, 2013."— Presentation transcript:

1 Planning & Community Development Department East Green Street Predevelopment Plan Review City Council Meeting November 4, 2013

2 Planning & Community Development Department Vicinity Map 2

3 Planning & Community Development Department Subject Site Zoning 3

4 Planning & Community Development Department Background 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) 4

5 Planning & Community Development Department Project Description 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. 5

6 Planning & Community Development Department Site Plan 6 Two levels of subterranean parking with building above Ground floor commercial Second through sixth floor residential Ingress and Egress taken from Shopper’s Lane Shopper’s Lane N Green Street Driveway entrance mixed-use

7 Planning & Community Development Department North Elevation 7 Green Street

8 Planning & Community Development Department Northwest Corner 8 Green Street

9 Planning & Community Development Department Northeast Corner 9 Green StreetMentor Avenue

10 Planning & Community Development Department South Elevation AD Alcohol Overlay District 10

11 Planning & Community Development Department Southeast corner 11 E. Walnut St. N. Allen Ave.

12 Planning & Community Development Department Discretionary Entitlements 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) 12

13 Planning & Community Development Department Planning Division Comments 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). 13

14 Planning & Community Development Department Planning Division Comments 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. 14

15 Planning & Community Development Department Planning Division Comments 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. 15

16 Planning & Community Development Department Existing General Plan 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. 16

17 Planning & Community Development Department Next Steps 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. 17

18 Planning & Community Development Department East Green Street Predevelopment Plan Review City Council Meeting November 4, 2013


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