413, 417 & 419 Irving Avenue
Density Bonus and Inclusionary Housing Plan
February 27, 2024
1 • Demolish existing (5) residential units
• Construct, 4-story, 33-unit multi-family residential
• 8 affordable rental project for very low income
households
• 18 one-bedroom units
• 12 one-bedroom units + den (mezzanines on 4th floor)
• 3 two-bedroom units
• 49 total parking spaces
• 18 spaces (inclusive 3 tandem) above ground
• 31 spaces w/in one level underground parking
structure
Project Summary
413-419 Irving Avenue
2 UNIT MIX
3 413-419 Irving Avenue – Street Front Façade
4 413-419 Irving Ave.
Zone: R-3050
(Moderate Density Residential)
Subject Site: 18,369 SF
Current Development: 5 residential dwellings
5 2-story
Multi-
Family
SUBJECT SITE
2-story
Multi-
Family
Street view/ 2-story across the street
2-story
Multi-FamilySUBJECT SITE
SUBJECT SITE
2-story Multi-Family (rear)
C
O
N
T
E
X
T
• CEQA Class 32 Categorical Exemption Findings and Supporting Studies are attached to staff report as Exhibit 6.
CEQA
6 v Exempt from CEQA as a Class 32 “In-fill Development Project” a) The Project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations;
b) The proposed development occurs within city limits on a site of no more than five acres substantially surrounded by urban areas;
c) The Project site has no value as a habitat for endangered, rare or threatened species;
d) Approval of the Project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and
e) The Project site can be adequately served by all required utilities and public services.
Density Bonus
• Zoning allows for a maximum of 7 units (by right)
• Project seeks a density bonus of 371.4% (321.4% is discretionary) to achieve 33 units on-site
Density Bonus
7 City Council may approve or deny this request for a discretionary density bonus at its sole discretion, taking into consideration factors including, but not limited to: number and type of affordable units proposed, housing type, underlying zone, and neighborhood conditions and compatibility. (Ordinance No. 5966, Section 3(1)).
8 Density Bonus (cont.)
• The project features a total FAR of 2.53 (46,622 square feet), exceeding the maximum allowable FAR by 1.88 (34,683 square feet)
• ZONING CODE: Maximum allowed 0.65 (11,939 SF max)
1. Increase the maximum allowed floor area ratio (FAR). • Project proposes to increase the maximum allowed number of stories to 4 (with mezzanine) and the overall building height to 55 feet, 11-inches (19 feet, 11-inch height increase)
• ZONING CODE: Maximum allowed 3 stories and 36 ft.
2. Increase the maximum allowed building height and stories • The project features 18 residential, above-grade parking spaces (inclusive of 3 tandem spaces) located behind residential units on the first level • ZONING CODE: All required off-street parking spaces for dwelling units shall be provided in subterranean or semi-subterranean garages
3. To provide on-grade (surface) residential parking spaces THREE
INCENTIVES
9 • Increase in lot coverage from 50% to 76.7%.
Project features a total lot coverage of 14,102 square feet), exceeding the maximum allowable lot coverage 4,918 square feet.
• ZONING CODE: Maximum allowed lot coverage is 50 percent (9,184 SF)
ONE WAIVER
Density Bonus (cont.)
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