1. City Council Meeting February 26, 2018
Consideration of a Call for Review Affordable Housing Concession Permit # E. Green Street
City Council Meeting February 26, 2018

2. Call for Review
Before the City Council is a request for a call for review of a decision made by the Hearing Officer.
Hearing Officer hearing was held on February 7, 2018, during which the Hearing Officer approved Affordable Housing Concession Permit #11860.
Appeal period was from February 8, 2018 to February 20, 2018 (10th day fell on a holiday).
Effective date was February 21, 2018.
Councilmember Wilson called for a review on Friday, February 16, 2018.

3. Background Affordable Housing Concession Permit #11860:
A request for two affordable housing concessions to facilitate construction of a new 83,801 square-foot, four- to seven-story, mixed-used building
72 residential units (including six “very low income” units)
5,345 square-feet of commercial space
173 parking spaces in a three-level subterranean garage
Existing 4-story, office building located on the subject site at the northeast corner of Green Street and Oak Knoll Avenue would remain

4. Requested Entitlement: AHCP
Requested Concessions:
Development Standard
Code
Requirement
Project 1.
Floor Area Ratio
Area 1
3.0
Area 2
2.0
Total SF:
77,403
106,538 2.
Height
75’ (90’)
87’9”
50’ (65’)
77’8”
Area 3
35’
65’8”

5. State Law Findings for Concessions
Concessions can only be denied if the City finds, based upon substantial evidence, that:
The concession or incentive does not result in identifiable and actual cost reductions to provide for affordable housing costs. Keyser Marston Associates determined that the cost associated with providing six very-low income units is estimated at $3,104,000. The value of the requested density bonus and concessions is $2,959,000, which is $145,000 less than the net cost associated with providing six very-low income units. KMA concludes that the Developer’s proposal meets the requirements imposed by the City’s Density Bonus Ordinance as well as State Law to qualify for the concessions.
The concession or incentive would have a specific, adverse impact upon public health and safety or the physical environment or on any real property that is listed in the California Register of Historical Resources. Based on findings provided in the Air Quality/Greenhouse Gas, Traffic, and Noise/Vibration analyses, the concessions would not have any adverse impacts on public health, safety, or the physical environment.
The concession or incentive would be contrary to state or federal law. The requested concessions are not contrary to State or Federal law.

6. Site Plan and West Elevation
Oak Knoll Ave.

7. Surrounding Area/Height Context
Green St.
Project Site
H: 65’8” – 87’9”
Oak Knoll Ave.
Colorado Blvd.
H: 66’
Target

8. Hearing Officer February 7, 2018: Hearing held
Staff’s recommendation to the Hearing Officer was for approval of the application.
Prior to the Hearing, the City received two letters in opposition of the application.
At the Hearing, one resident spoke in opposition of the project; the applicant spoke in favor of the project.
At the conclusion of public testimony, the Hearing Officer approved the Affordable Housing Concession Permit.

9. City Council Meeting February 26, 2018
Consideration of a Call for Review Affordable Housing Concession Permit # E. Green Street
City Council Meeting February 26, 2018

10. State Density Bonus Law
State Law allows for an applicant to request incentives or concessions to development regulations that may be required in order to build the affordable units:
Reduction in site development standards or modifications of zoning requirements that result in “identifiable and actual cost reductions to provide for affordable housing”
Can request 1, 2 or 3 concessions depending on percentage of affordable units provided in the project.

11. State Density Bonus Law
Definition of “Specific, Adverse Impact”: Cal. Gov. Code : a “specific, adverse impact” means 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. Inconsistency with the zoning ordinance or general plan land use designation shall not constitute a specific, adverse impact upon the public health or safety.

12. Floor Plans (Levels 2-7)

13. Sample Garage Plan (Level 1)