115 Meyers Street, Suite 110
Chico, California 9 5 9 2 8
w w w . r g a c h i c o . c o m
STAN DARDS AND GUIDELINES
PREPARED FOR:
AGS FAMILY HOLDINGS, LLC
PREPARED BY:
RUSSELL GALLAWAY, ASSOCIATES, INC.
Exhibit "B" ATTACHMENT 5
AGS APARMENTS
PLANNED DEVELOPMENT 1
PART 1 - INTRODUCTION.............................................................................................................................................................2 PART 2 - LOCATION.......................................................................................................................................................................2 PART 3 - PROJECT INFORMATION........................................................................................................................................3 PART 4 - DEVELOPMENT STANDARDS ...............................................................................................................................4
4.01 LANDSCAPE BUFFERING BETWEEN USES...........................................................................................................4
4.02 NUMBER OF PARKING SPACES REQUIRED ..........................................................................................................4 PART 5 - ANALYSIS........................................................................................................................................................................4 PART 6 - CONCLUSION................................................................................................................................................................5 Exhibit "B" ATTACHMENT 5
AGS APARMENTS
PLANNED DEVELOPMENT 2
Located between existing commercial and residential uses, the AGS Apartments Planned Development (the Planned Development) proposes to provide much-needed market-rate housing and commercial services in a mixed-use infill development. Through a combination of the applicable MZC standards as well as those contained within this document, the Planned Development intends to create a valuable asset for the community by creating a project that is compatible with the existing neighborhood and the City of Manteca’s development objectives.
This document and the development standards contained herein have been prepared in compliance with the City of Manteca Zoning Code (MZC), Section 17.30.030 for Planned Developments. The standards established within this document are intended not only to ensure compatibility with the MZC, but to also provide projectspecific development standards that allow the Planned Development to make use of a historically underutilized site.
The standards listed in this document shall be applied to all development within the Planned Development boundary, along with all applicable standards contained within the MZC, and all applicable City standards and specifications. Where this document does not establish a specific development standard, the standards contained within the MZC shall apply. Where this document prescribes specific standards, it shall take precedence over those prescribed in the MZC. This document makes reference to regulations and standards contained within the MZC. Where the MZC is referenced, the zoning ordinance that is in place at the time of this project’s development shall be used.
The AGS Apartments Planned Development is located on the northwest corner of Davis Street and North Walnut Avenue in Manteca. The neighborhood surrounding the project consists of a mixture of single-family residences, multifamily residences, professional office buildings, and public service buildings including the Department of Motor Vehicles and the Manteca Police Department. The project proposes an entrance to the development via a driveway located on North Walnut Avenue and several walkways located along Davis Street.
Figure 1 – Project Location & Vicinity Map Figure 2 - Project Aerial Map Exhibit "B" ATTACHMENT 5
AGS APARMENTS
PLANNED DEVELOPMENT 3
The project site for the Planned Development is currently occupied by a parking lot, three multifamily apartment dwelling units, a two-story commercial office building, and a daycare/preschool with associated play yards. The site is currently accessed by two driveways along Davis Street, and three residential driveways along North Walnut Avenue. The proposed boundary of the Planned Development is concurrent with the parcel boundaries of the parcel listed below.
The proposed design includes a total of 24 2-bedroom, 2-bathroom apartment units with an area of 997 square feet each. The apartment configurations and sizes were selected by the project’s design team and developer in an effort to provide market-rate housing of an appropriate size for a variety of demographics including families, working professionals, students, aging parent and child populations, etc.
Given that the Planned Development is located in a mixed community of residential and commercial uses, the project proposes to provide a neighborhood market containing a variety of goods. The contents of the proposed market have been carefully selected and vetted with the City of Manteca Planning Department to ensure a level of service appropriate for the surrounding neighborhood. The market is sized and configured to present itself as openly accessible and visible from both adjacent streets, providing market and grocery services to the surrounding neighborhood.
In a further effort to provide a truly mixed-use development, the Planned Development also proposes to provide commercial office space on the second floor. With these three elements (residential, neighborhood market, and commercial office), the Planned Development proposes to be one of the first mixed-use projects in the City of Manteca. To help ensure the success of the mixed-use nature of the project, the project includes enhanced landscaping for the benefit of all three uses. Seating areas with adjacent trees and planting have been added on the front of the Neighborhood Market to encourage public engagement and enjoyment of the services provided therein. An amenity space has also been provided for use by office and residential tenants on the rear side of the project. This space will include a pergola, as well as adjacent trees and plantings, and is provided in addition the open space required by the MZC.
Project Size Lot Size: 43,560 SF
Gross Building Footprint: 11,425 SF
Existing Zoning Designation CN Neighborhood Commercial
Proposed Zoning Designation CMU Mixed Use Commercial
Planned Development Overlay
Existing Land Use Multiple Family Dwellings, Preschool, and Commercial Office
Proposed Land Use Multiple Family Dwellings, Neighborhood Market, and Commercial Office
Existing General Plan Designation CN Neighborhood Commercial Proposed General Plan Designation CMU Commercial Mixed Use Assessor’s Parcel Number 217-600-050
Table 1 - Project Information
Exhibit "B" ATTACHMENT 5
AGS APARMENTS
PLANNED DEVELOPMENT 4
The following development standards are proposed for the AGS Apartments Planned Development.
A landscape buffer shall be provided by nonresidential and multi-family uses adjacent to singlefamily uses. Buffer areas shall include a minimum 5-foot-wide1 planter strip with shrubs and both deciduous and evergreen trees.
Minimum vehicle and parking space requirements shall be provided as follows:
Land Use Type Required Parking Spaces
Apartment 1 covered space per dwelling unit, plus
0.25 uncovered space per 2 or more bedrooms2
Grocery Stores 1 spaces per 1,000 square feet3
Business Office 4 spaces per 1,000 square feet4
Table 2 - Proposed Development Standards for Number of Parking Spaces Required Located in a mixed-use neighborhood, the Planned Development is ideally situated to provide ample access to public transit. A total of 6 different bus stops are located within a short 10-minute walk from the project site, serving a total of 3 bus routes operated by Manteca Transit as of the preparation of this report. Due to the close proximity and abundance of public transit in the local neighborhood, the proposed development standard for Number of Parking Spaces Required for Apartment includes a reduction from the MZC standard of 2 spaces per dwelling unit, to a total of 1.25 spaces per dwelling unit as shown in Table 2.
With multiple single-family and multi-family residences within walking distance, the proposed Neighborhood Market anticipates significant walking foot traffic from local patrons. Although on-street parking is not included in the analysis of this project, significant on-street parking is available in the surrounding area including 11 onstreet parking spaces directly in front of the project on Davis Street and North Walnut Avenue. As such, the proposed development standard for Number of Parking Spaces Required for Grocery Stores includes a reduction from the MZC standard of 3 spaces per 1,000 square feet to a total of 1 space per 1,000 square feet as shown in Table 2.
No modification is proposed to the MZC standard Number of Parking Spaces Required for the Business Office occupancy, as it is reasonable to assume that occupants for this portion of the project may utilize motor vehicle transit during regular use of the office space. Even though the mixed-use nature of the Planned Development could potentially allow someone to live and work in the same building, the project design team and developer embraced the MZC standard by providing parking spaces for the Business Office without reduction. 1 Proposed change to MZC standard of 10-foot-wide planter from section 17.48.050.K.1.d 2 Proposed change to MZC standard from table 17.52.050-1: 1 covered space per dwelling plus 1 uncovered space per 2 or more bedrooms 3 Proposed change to MZC standard from table 17.52.050-1: 3 spaces per 1,000 square feet 4 No change to MZC standard from table 17.52.050-1: 4 spaces per 1,000 square feet Exhibit "B" ATTACHMENT 5
AGS APARMENTS
PLANNED DEVELOPMENT 5
The Planned Development shares a border with the Manteca Department of Motor Vehicles (DMV), located to the west of the project site. An existing landscape buffer of approximately 5 feet already exists on the DMV site, and separates existing parking from proposed parking. The proposed development standard for Landscape Buffering Between Uses includes a reduction in width from the MZC standard of a 10-foot-wide planter as shown in Table 2. This proposed reduction would result in a total landscape buffer of approximately 9’-3” between adjacent nonresidential parking at the DMV and multi-family residential parking at the Planned Development.
Without this reduced landscape buffer, the Planned Development would not be able to provide a parking solution compliant with the MZC standards. This reduction in landscape buffer only occurs at parking for the Planned Development, as the proposed setback for the building included as part of the Planned Development maintains the required 10 foot setback.
The AGS Apartments Planned Development proposes to bring residential and commercial services to a neighborhood through more efficient use of an existing site. These proposed uses are not only compatible with the surrounding community but will provide a benefit to those that work and live within the local neighborhood.
Through small modifications to the requirements of the Manteca Zoning Code, the standards proposed in this document will allow for the development of the proposed project in a manner which is superior to development that could occur under the development standards of the base district.
Exhibit "B" ATTACHMENT 5