ATTACHMENT 3 -1
1 October 4, 2022
P
atrick Prescott
Community Development Director
City of Burbank
275 East Olive Avenue
Burbank, CA 91502
Dear Mr. Prescott:
The applicant, Pickwick Investment, LLC, is requesting an approval of The Pickwick project (Project) pursuant to Senate Bill (SB) 35. The Project consists of 92, three-story residential townhomes on a 5.01-acre site (assumes a proposed dedication to the City of Burbank of certain property adjacent to the equestrian trail) of which 10 units will be reserved for purchase to Low-Income households (up to 80 percent of the Area Median Income (AMI)), resulting in a 10.8 percent of the total units being considered “affordable.” In addition to the non-discretionary entitlement, the approval shall also include an approval of the subdivision map pursuant to the SB 35:
Subdivision Map Act (Division 2 (commencing with Section 66410)) for a development that meets the provisions in (1) shall be exempt from the requirements of the California Environmental Quality Act (Division 13 (commencing with Section 21000) of the Public Resources Code). Such an application shall be subject to a ministerial process as part of the Streamlined Ministerial Approval Process.
The subdivision request includes a request for parkland credits, pursuant to Section 11-1-1308 of the Burbank Municipal Code, for the three (3) privately maintained parks provided as part of the project. Should there be any remaining parkland dedication requirements after the private park credits are applied, the applicant will pay the applicable park in-lieu fee pursuant to Section 11-1-1307 of the Burbank Municipal Code.
If you have any questions regarding this letter, please contact me at 949.221.6256. Thank you.
Sincerely,
Ala
n Scales, AIA, NCARB
Principal
KTGY Architecture + Planning
ATTACHMENT 3 -2
1 October 4, 2022
Patrick Prescott
City of Burbank Community Development Director
275 East Olive Avenue
Burbank, CA 91502
Re: Application for SB 35 Approval of The Pickwick P r oject, 1001 W. Riverside Drive Dear Mr. Prescott:
On behalf of Pickwick Investment, LLC (“Applicant”), we hereby submit an application requesting approval of The Pickwick Project (“Project”), as modified, pursuant to SB 35. This letter provides a summary of the Project’s consistency with the eligibility criteria pursuant to SB 35, which was previously submitted to the City of Burbank on July 1st, 2021.
S
ummary of Project Modifications
The Project has been modified since the Applicant’s original Project submittal. See below for a summary of these modifications.
• Instead of 96 dwelling units, 92 dwelling units are now proposed • Proposed dedication to accommodate equestrian trail, consisting of 8 feet and 16 feet along Main Street and 2 feet along Riverside Drive
• Request for Front Yard Concession to accommodate 23-foot setback along Riverside Drive and 17- foot setback along Main Street
• New Site Area consists of 5.01 acres with proposed dedication • Instead of 19 dwelling units per acre, 18.4 dwelling units per acre is now proposed • Removal of smaller Plan 1 and Plan 1X (1,333 sf / 13,225 sf respectively), replaced with new plans as follows:
o Plan 1 – 1,816 sf, 3 bed/3.5ba (former plan 2)
o Plan 2 – 1,880 sf, 4 bed/3.5ba (new plan type)
o Plan 3/3x – 1,931 sf, 4 bed/3.5ba (former plan 3/3X)
o Revised building types throughout, removed building types BT-300, BT-400 (replaced with existing building types BT-200 and BT-501 respectively) • New Plan 2 implementation
o Adds a bedroom and larger window on third floor with slight adjustment to rear elevation. o Affects buildings except those that front either Main Street or Riverside Drive. o Overall quality of project architecture remains as originally proposed ATTACHMENT 3 -3
2 Pr
oject Description as Modified
The Project site is located at 1001 W. Riverside Drive in the City of Burbank, and it is comprised of 5.01 acres.1 As shown in Figure 1, S ite Aerial, the Project site is currently developed with an approximate 51,082-square foot bowling alley and an approximate 2,713-square foot ancillary, non-residential building. The remainder of the site is developed with ornamental landscape, the bowling center sign, and a surface parking lot. The Project site does not include the ice-skating rink, the building attached to the rink, or the Pickwick sign. The existing site does not include any residential uses. Easements and existing site encumbrances are identified in Attachment A.
Figure 1, Site Aerial
All improvements on the Project site will be demolished and cleared. Grading activities will generally include excavating and recompacting the topsoil of the previously-graded site. Including stormwater treatment devices, it is not anticipated that excavations will exceed 10 feet below existing grade.
The Project consists of approximately 92 three-story townhomes ranging from 1,816 to 1,931 square feet in size. Each home will have a two-car garage with direct, private access into the home as well as private open space in the form of patios and/or upper level decks. The primary project entry opens to a 1 This acreage assumes a proposed dedication to the City of Burbank of certain property adjacent to the equestrian t
rail.
ATTACHMENT 3 -4
3 21,000 square feet central open space element. This is intended to create an inviting space for recreation activities and passive outdoor space, while at the same time creating a sense of arrival into the neighborhood.
Of these 92 townhomes, 10 units will be reserved for purchase to Low-Income residents (80 percent of the Area Median Income (AMI)), resulting in a total of 10.8 percent of the total units being affordable.
These units will remain affordable at these levels for a period of at least 55 years. One concession is being requested for the Project and described in a separate concession request letter included as Attachment L.
In addition to other Project plans, a site plan depicting the proposed project is included in Attachment B. The buildings fronting along Riverside Drive and Main Street break into smaller modules to allow for pedestrian access into the property and to the network of walks that lead to individual townhome entries as well as secondary and primary open spaces. The buildings are arranged in a series of landscaped paseos that lead to entries of each residence, and auto courts serve the private garages throughout. The overall design concept strives to embrace the neighborhood with front facing homes to enhance the street scene. Front doors and private patios will help activate the streets with pedestrian movement from these spaces and out to public sidewalks and street adjacent parking.
The Project provides for a responsible urban infill location, allowing access to existing City services, infrastructure, amenities, shops, restaurants, and jobs.
SB 35 Eligibility Checklist
Criterion #1: Number and Type of Units
The Project meets this criterion. The project is a multi-family housing development consisting of 92 residential dwelling units. The type of unit proposed for the project is townhomes. The Project also complies with the minimum and maximum residential density range permitted for the site, which is 20 dwellings per acre. The 5.01-acre Project site is allowed up to a maximum of 100 dwelling units, which is more than the currently proposed number of dwelling units for the project site.
Criterion #2: Affordability
The Project meets this criterion. The Project applicant will provide the requisite number and income levels for affordable for-sale housing units in compliance with both SB 35 and the City’s Inclusionary Housing Ordinance for approval and recording by the City prior to the issuance of the first building permit.
More specifically, the Project will dedicate a minimum of 10 percent of the total number of for-sale units affordable to households making at or below 80 percent of the AMI, and a covenant or restriction shall be recorded against the Project dedicating the minimum percentage of units to housing affordable to households making at or below 80 percent of the AMI. Pursuant to Section 10-1-646 of the Burbank Municipal Code, at least 15 percent of all newly constructed dwelling units in residential developments shall be developed, offered to, and sold to low or moderate-income households. Section 10-1-646, ATTACHMENT 3 -5
4 Paragraph C allows for credits for units sold to low-income residents (80 percent of the AMI) at a rate of two (2) units for every one (1) unit provided. Currently, the Applicant will reserve 10 units for low- income residents (80 percent of the AMI), resulting in a total of 10.8 percent of the total units being affordable. This would result in a total credit of 20 affordable units, exceeding the 15 percent inclusionary housing requirement identified in Section 10-1-646 of the Burbank Municipal Code.
Criterion #3: Urban Infill
The Project meets this criterion. The project is located within the incorporated City limits. Moreover, at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses.
Criterion #4: Zoned or Planned Residential Uses
The Project meets this criterion. According to the City’s General Plan (2013) and the General Plan’s Land Use Diagram (General Plan, Exhibit LU-1), the General Plan designation for the property is Rancho Commercial. This designation allows for a maximum of 20 units per acre, typically (i.e., when not being processed as an SB 35 approval) with discretionary approval. The designation is described in the General Plan as allowing for “a variety of low-intensity multi-family residential and commercial uses.” (General Plan, p. 3-16.) Thus, the City’s General Plan Rancho Commercial designation allows residential uses. According to the City’s Zoning Map (2019), the Property is zoned C-R (Zoning Code Art. 24, Div. 6).
Pursuant to Section 10-1-2436.5 of the Burbank Municipal Code and as applicable, in the C-R Zone, all uses shall be consistent with the maximum residential density, as prescribed in the General Plan, which allows 20 units per acre.
Criterion #5: Consistent with Objective Standards
The Project meets this criterion. As demonstrated in the chart included as Attachment C, the Project is consistent with relevant development standards. Text shown in red typeface reflects modifications to the project. The Project is requesting a concession pursuant to the Density Bonus Law for relief from certain setback requirements, as described in Attachment L.
Criterion #6: Parking
The Project meets this criterion. Parking will be provided at a minimum rate of 2.25 spaces per unit.
This assumes that each residence will be provided with two cars in a private, enclosed garage, and 0.25 space per unit will be left uncovered and available for guest parking. The Project is providing more parking than the one space/unit ratio authorized pursuant to SB 35 (Section 65913.4.(d)(2)).
Criterion #7: Location
The Project meets this criterion. The Project satisfies the SB 35 requirements related to location within any area designated as farmland, wetlands, very high fire severity zone, hazardous waste site, delineated earthquake fault zone, flood plain, floodway, conservation lands, habitat for protected species, or lands under conservation easement. Moreover, the site does not require the demolition of housing and it did not previously contain housing occupied by tenants. The site also does not require demolition of an historic structure, and the site is not governed by the Mobilehome Residency Law, the ATTACHMENT 3 -6
5 Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act. See Attachments D through K.
Criterion #8: Subdivision
The Project meets this criterion. Although the Project will involve an application for a Vesting Tentative Tract Map, the project will comply with the SB 35 labor provisions as applicable.
Criterion #9: Prevailing Wage
The Project meets this criterion. The Project will comply with the labor provisions identified in SB 35, as applicable, including the requirements regarding payment of prevailing wages in the construction of the Project. See Attachment M.
Criterion #10: Skilled and Trained Workforce
The Project meets this criterion. In accordance with the SB 35 Guidelines issued by the California Department of Housing and Community Development, the provisions of Section 65913.4(a)(8)(B) relating to skilled and trained workforce provisions do not apply to the Project because the City of Burbank population as determined under the last Centennial Census is not 225,000 or more. * * *
If you have any questions regarding this letter, please contact me at [email protected] or at 949.221.6256.
Thank you.
Sincerely,
Alan Scales, AIA, NCARB
Principal
KTGY Architecture + Planning
ATTACHMENT 3 -7
6 Attachments
Attachment A – Vesting Tentative Tract Map (existing and proposed site conditions) Attachment B – Project Plans
Attachment C – Objective Standard Consistency Analysis
Attachment D – Critical Habitat for Threatened & Endangered Species Map Attachment E – Very High Fire Hazard Severity Zones
Attachment F – United States Fish and Wildlife Service Wetlands Mapper Attachment G1 – EnviroStor Database Map
Attachment G2 – GeoTracker Database Map
Attachment H – FEMA’s National Flood Hazard Map
Attachment I – Fault Activity, California Geological Society Attachment J – Historical Resources Memo
Attachment K – Memorandum re Compliance with “Special Flood Hazard Area” Qualifying Criterion Attachment L – Request for Concession Letter
Attachment M – Prevailing Wage Letter
ATTACHMENT 3 -8