Agenda Item No. 5
CITY COUNCIL STAFF REPORT
TO: Honorable Mayor and City Council DATE: April 11, 2022 FROM: Matthew Bronson, City Manager
PREPARED BY: Bruce Buckingham, Community Development Director A. Rafael Castillo, AICP, Senior Planner
SUBJECT: Development Application 22-07 – Pre-Application Development Review of Proposed Mixed-Use Project at 402 West Grand Avenue (Applicant: Coastal Community Builders)
RECOMMENDATION
Receive a presentation on the preliminary project by the applicant and provide input to the developer in finalizing a development application for the project.
BACKGROUND
The intersection of West Grand
Avenue and 4th Street has been
identified in the City’s Land Use
Element and the adopted West
Grand Avenue Master Plan as a
key gateway intersection that
welcomes tourist and residents
alike to the “heart” of Grover Beach.
The West Grand Avenue Master
Plan identifies the following in
relation to this key intersection:
• The tallest buildings should
be located at the corners,
with smaller massing
behind and along West
Grand Avenue.
• Buildings should have
primary entrances at the
corner of West Grand
Avenue and Fourth Street.
• Parking lots should be
located in the rear of the
buildings.
• Design and scale should draw pedestrians to this gateway intersection. • Pedestrian-scale corner treatments and an architectural focal point at the intersection. • A mix of uses including ground floor commercial with residential or hotel rooms above.
Proposed Project Site
Project
Site
Staff Report: Pre-Application Development Review of 402 West Grand Avenue Page 2 April 11, 2022
Proposed Project
The 0.69 acre property at 402 West Grand Avenue has been actively marketed over the last few years and the applicant, Coastal Community Builders, recently entered escrow to acquire the property. The applicant has submitted a “pre-application” for review by staff and to allow Council to comment on the preliminary project which includes the following (reference Attachment 1):
• Construction of a 39,200 square foot (s.f.), four-story building approximately 42-feet in height with additional architectural projections and parapets up to 45-feet in height. • 4,700 s.f. ground level commercial space envisioned as a restaurant with outdoor dining along both West Grand Avenue and South 4th Street.
• 3,200 s.f. roof top deck that could accommodate additional outdoor dining for a restaurant and additional common open space area for residents.
• 22 proposed two-bedroom residential units with a potential to increase to 44 studio units based on proposed fractional density.
• 51 on-site parking spaces.
• On-site landscaping that includes planting of screening trees and other dense landscaping with a masonry wall adjacent to existing residences along the southern property boundary. • Street trees along West Grand Avenue and South 4th Street.
Preliminary Site Plan
Staff Report: Pre-Application Development Review of 402 West Grand Avenue Page 3 April 11, 2022
The proposed building architecture includes modern architectural features with the use of wood siding on pop-out elements, particularly at the corner of the intersection with extensive tore front windows for the commercial space. The proposed project includes undulations along South 4th Street to establish a façade rhythm and pedestrian scale. The use of balconies provide visual interest on the second through fourth floors, with step backs to break up massing along West Grand Avenue. Additional materials utilized on the building include stucco, pre-fabricated metal, and other accents that complement the contemporary architecture.
Preliminary Perspective Corner of West Grand Avenue & 4th Street Preliminary Elevation Facing West Grand Avenue
Staff Report: Pre-Application Development Review of 402 West Grand Avenue Page 4 April 11, 2022
General Plan Consistency and West Grand Avenue Master Plan The Land Use Element (LUE) and the West Grand Avenue Master Plan are the guiding policy documents for the development along West Grand Avenue. The following LUE policies are applicable to the proposed development:
LU-6.4 Preference for Mixed-use Development. In general, ground floor development within the Visitor Serving – Mixed-Use designation should be reserved for retail shops, eating and drinking establishments, and visitor accommodations, with the upper floors occupied by additional visitor accommodations, offices and dwellings. To assure adequate space for visitor- serving uses, properties within this designation should not include general retail stores such as larger grocery and drug stores, auto sales or repair, or business services that are more suited to shopping centers. Although mixed-use development is encouraged, it is not required.
LU-6.5 Street Character. In general, buildings constructed in the area designated Visitor Serving – Mixed Use should be placed at the back of sidewalk along the street frontage, especially along Grand Avenue, with adequate space between the building and the curb to accommodate pedestrian walkways, street furniture (seating, lighting, landscaping, public art), and for outdoor dining and gathering.
LU-6.6 Preference for Mixed-use Development. The properties surrounding the intersection of 4th Street and Grand Avenue should be developed with visitor-serving mixed-use development that includes retail on the ground floors and housing, offices and/or visitor accommodations on the upper floors. This area may be appropriate for taller (e.g., four story) buildings.
The West Grand Avenue Master Plan has identified the site as an opportunity site. The Master Plan envisioned “the intersection of Fourth Street and West Grand Avenue should be developed into a gateway with pedestrian-oriented amenities such as outdoor cafes and well-designed corner treatments that give the gateway a distinct character.” The proposed project includes ground floor commercial space for a potential restaurant or other commercial uses with residential units behind the commercial and on the above floors.
Additionally, the applicant proposes a roof top deck that takes advantage of the site’s ocean views and could be used for additional outdoor dining. The preliminary project includes areas adjacent to the sidewalk that could accommodate outdoor dining or other outdoor uses that create character and vibrancy consistent with the LUE and Master Plan. Staff believes the proposed project is consistent with adopted policies for development at this site. The Council may provide additional comments to the applicant regarding consistency with both policy documents.
Development Code Consistency
The subject property is located in the Coastal Visitor Serving Zone (CVS) that applies to areas of the City appropriate for pedestrian oriented commercial development near the beachfront and encourages active evening uses and street life. Appropriate uses include lodging, restaurants, recreational uses, and retail and commercial services primarily for the convenience of visitors.
The preliminary uses include commercial and residential uses. Additionally, the preliminary project meets Development Code standards for parking, setbacks, heights, and mixed-use projects. It should be noted that the Development Code currently allows for building heights of up to 50 feet at this intersection and the proposed project is 42 feet in height.
Staff Report: Pre-Application Development Review of 402 West Grand Avenue Page 5 April 11, 2022
Proposed Development Code Amendments
Staff is currently working with a consultant on Development Code amendments to implement the Housing Element programs as directed by the Council. This includes adoption of objection design standards (ODS), removal of subjective policies, and introduction of incentives to promote construction of “affordable by design” housing options. One of these proposed incentives is the use of “fractional density” which would allow smaller market rate units that would count as a “fraction” of a unit as follows:
• Units up to 600 square feet = 0.50 units
• Units of 601 square feet up to 1,000 square feet = 0.66 units • Units over 1,001 square feet = 1 unit
The preliminary design of the project includes two floor plan alternatives consisting of a 2-bedroom unit approximately 1,050 s.f. which would allow 22 units, or a studio unit approximately 500 s.f., which would allow 44 units utilizing fractional density. The 22-unit project is allowed based on the current zoning, but the draft Development Code amendment would allow the use of fractional density as shown above.
The applicant has submitted a letter (reference Attachment 2) indicating their preference for using fractional density allowing up to 44 studio units and the floor plan alternatives illustrate that the increased units would be within the same building footprint with no increase in the building size or area. The Council will hold a joint study session with the Planning Commission on April 19, 2022 to review and discuss the proposed Development Code amendments with public hearings to consider adoption scheduled for May. Given the project’s location within the Coastal Zone, a development application for a 44-unit project could not be processed until such time the Code amendments are approved both by the Council and the California Coastal Commission which is anticipated this fall.
Preliminary Floor Plan Showing Unit Option Types
Staff Report: Pre-Application Development Review of 402 West Grand Avenue Page 6 April 11, 2022
Summary
The purpose of the pre-application review is to provide the applicant feedback from the Council on their preliminary project plans in addition to the review by City departments that outlines relevant policies and Development Code standards. In addition, the pre-application process allows the Council to receive a presentation by the applicant on the preliminary project and allows comments from both the Council and the public. As discussed above, staff believes the project is consistent with the Land Use Element, West Grand Avenue Master Plan and current Development Code standards along with the City’s Major City Goals of Economic Development and Housing and Homelessness.
ALTERNATIVES
The City Council has the following alternative to consider:
1. Receive a presentation on the preliminary project by the applicant and provide input to the developer in finalizing a development application for the project, or
2. Provide alternative direction to staff.
PUBLIC NOTIFICATION
The agenda was posted in accordance with the Brown Act. A notice was mailed to all property owners within 300 feet and all occupants within 100 feet.
Attachments
1. Project Plans
2. Applicant Letter
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
402 W GRAND AVE 2572-01-RS21 T1 TITLE SHEET
4 0 2 W G R A N D A V E
PROJECT DIRECTORY
CLIENT:
ARCHITECT:
PROJECT ADDRESS:
APN:
PROJECT DESCRIPTION
PROJECT STATISTICS SHEET INDEX
ZONING
PARCEL SIZE:
BUILDING GROSS AREA 39,160 SF
GROUND FLOOR
SECOND FLOOR
THIRD FLOOR
FOURTH FLOOR
MAX LOT COVERAGE:
PROPOSED COVERAGE:
MAX. F.A.R.
PROPOSED F.A.R.
LANDSCAPE AREA
IMPERVIOUS SURFACE:
MAX. ALLOWED HEIGHT:
MAX. PROPOSED HEIGHT:
YARD SETBACKS REQUIRED PROPOSED
FRONT
SIDE
REAR
OCCUPANCY TYPES & AREA:
RESIDENTIAL
RESTAURANT
VICINITY MAP
ZONING MAP
PARKING
AUTO PARKING
PARKING REQUIRED:
RESIDENTIAL
COMMERCIAL
MOTORCYCLE PARKING
PARKING REQUIRED:
PARKING PROVIDED:
TOTAL PARKING
REQUIRED
TOTAL PARKING
PROVIDED
Attachment 1
COMMERCIAL
W GRAND AVE
4TH ST
RESIDENTIAL
PARKING LOT
DECORATIVE MASONRY WALL AT P.L.
5’-0 DENSE VEGETATION
402 W GRAND AVE 2572-01-RS21 A3 PROPOSED SITE PLAN
PARKING
AUTO PARKING
PARKING REQUIRED:
RESIDENTIAL
COMMERCIAL
MOTORCYCLE PARKING
PARKING REQUIRED:
PARKING PROVIDED:
TOTAL PARKING
REQUIRED
TOTAL PARKING
PROVIDED
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
W GRAND AVE
4TH ST
402 W GRAND AVE 2572-01-RS21 A4 GROUND FLOOR PLAN
GROUND FLOOR PLAN
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
402 W GRAND AVE 2572-01-RS21 A5 SECOND FLOOR PLAN
SECOND FLOOR PLAN
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
402 W GRAND AVE 2572-01-RS21 A6 THIRD FLOOR PLAN
THIRD FLOOR PLAN
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
402 W GRAND AVE 2572-01-RS21 A7 FOURTH FLOOR PLAN
FOURTH FLOOR PLAN
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
WATER VIEWS
WATER VIEWS
TRANSPARENT RAILING
402 W GRAND AVE 2572-01-RS21 A8 FOURTH FLOOR PLAN
ROOF TOP DECK
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
2 BEDROOM DESIGN OPTION
PARKING (2-BED UNITS ONLY)
AUTO PARKING
PARKING REQUIRED:
RESIDENTIAL
COMMERCIAL
MOTORCYCLE PARKING
PARKING REQUIRED:
PARKING PROVIDED:
TOTAL PARKING
REQUIRED
TOTAL PARKING
PROVIDED
402 W GRAND AVE 2572-01-RS21 A9
BED 1 BED 2
W.I.C.
W.I.C.
BATH 2
BATH 1
KITCHEN
LIVING
DECK DECK
BATH
KITCHEN
LIVING
STUIDO
402 W GRAND AVE 2572-01-RS21 A10 UNIT PLANS
STUDIO UNIT PLAN 2-BED UNIT PLAN
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
402 W GRAND AVE 2572-01-RS21 A11 STREET ELEVATIONS
NORTH ELEVATION - GRAND AVE
WEST ELEVATION - 4TH ST
402 W GRAND AVE 2572-01-RS21 A13 COLOR AND MATERIALS
0 4 8 16
1/8” = 1’-0” 24X36 SHEET
402 W GRAND AVE 2572-01-RS21 A14 TRASH ENCLOSURE
ELEVATION : FRONT
PLAN VIEW
ELEVATION VIEW
ELEVATION : LEFT ELEVATION : RIGHT
ELEVATION : REAR
Attachment 2