PUD 2020-002, CUP 2020-030, TM 2022-001, AND ER 2020-018 (IS-MND) LOCATED SOUTHEAST OF THE JOHN STREET AND ABBOTT STREET INTERSECTION IN THE CO – FG-4 (COMMERCIAL OFFICE – ABBOTT STREET FOCUSED GROWTH OVERLAY) AND IG (INDUSTRIAL – GENERAL) ZONING DISTRICT Bobby Latino, Associate Planner
Community Development Department
Tuesday June 4, 2024
Background
PUD for a seven-phase, Mixed Use Development
CUP for MU Development in the CO Zoning District.
CUP for 70,000 square-foot Extended Stay, Hotel with 111 guest rooms (Phase 1).
TM to reconfigure 14 lots into 9 lots.
PUD
Modifies following requirements:
Off-street parking (except Hotel)
Usable Open Space
3 & 4 -Bedroom mix
Hotel siting on street.
Reduces or eliminates 5’ parking lot island dimension
Seven Phases
Phase 1
Conditions of approval:
Extension of Maple Street private drive.
Temporary landscaping improvements along John and Abbott Street frontages Phase I Landscape Plan
Compliance with on-site and off-site improvements.
Compliance with Noise Memorandum.
Compliance with Extended Stay Hotel regulations.
Phase 2
MU development with 3 bldgs.:
Approx. 23,000 s.f.,
Approx. 12,200 s.f.
Approx. 15,000 s.f.
Approx. 28 dwelling units
On a 3-acre lot shared with Phase 3.
Subject to subsequent SPR for compliance with PUD, an admin. review process.
Phase 3
MU development with 2 bldgs:
Both approx. 6,400 s.f.
Retail and office uses
On a 3-acre lot shared with Phase 2.
Subject to subsequent SPR for compliance with PUD, an admin. review process.
Phase 4
MU development with 2 bldgs.:
Approx. 8,500 s.f.
Approx. 5,500 s.f.
Retail uses.
John Street off-site improvements.
On a 1.3-acre lot.
Subject to subsequent SPR for compliance with PUD, an admin. review process.
Phase 5
MU development with 2 bldgs.:
Both approx. 5,500 s.f.
Retail uses.
On a 1.1-acre lot.
Subject to subsequent SPR for compliance with PUD, an admin. review process.
Phase 6
MU development with 6 bldgs.:
Spicer Street private drive extension required.
Approx. 50,000 s.f. res.
50 dwelling units
Approx. 128,000 s.f. in total of 5 other bldgs..
Retail/residential uses.
Approx. 84 dwelling units.
On 3 lots totaling 6.5 acres.
Subject to subsequent SPR for compliance with PUD, an admin. review process.
Phase 7
MU development:
Upon development, requires amendment to CUP 2018-010 (remove (e) SVMH parking lot from this site). 1 residential building:
Approx. 83,800 s.f.
Approx. 80 dwelling units.
2 retail/office bldgs.
Approx. 17,000 s.f.
Approx. 20,800 s.f.
On 2 lots totaling 4.4 acres.
Subject to subsequent SPR for compliance with PUD.
2 retail/office bldgs.
2 parcels totaling 4.4 acres
Seven Phases
Tentative Map
Reconfigure 14 lots into 9 lots.
Final Map approval required by CC and recordation prior to issuance of BPs.
Analysis
General Plan:
Consistent with GP Policies: LU-1.1, LU-1.2, LU-2.1, LU-2.4, LU-2.5, LU-3.7, and LU-3.8.
Zoning Code:
CO zoning provides areas for offices, personal services, financial services, mixed use residential, and residential uses.
FG-4 is to focus growth at high potential, under-utilized sites:
Density under current zoning: net density of 10 dwelling units per net acre, or approx. 197 dwelling units.
However, the General Plan Update (currently underway), may ultimately increase allowable density on the project site. Therefore, the IS-MND analyzed additional density of up to 242 dwelling units, if permitted in the future.
Analysis
Affordable Housing Plan
Project exceeds 10 dwelling units, therefore, subject to the Inclusionary Housing Ordinance.
Applicant commits to offering 29 residential rental units to the Section 8 Housing Choice Voucher Program.
These units would be evenly distributed among the different unit types in the development and throughout the different phases in the development.
The applicant would also pay a Rental Housing Impact Fee.
Environmental impacts of the project have been analyzed in accordance with CEQA.
An IS was prepared and based upon review of the IS, the proposed project will not have a significant effect on the environment because of the mitigation measures outlined in the MMRP.
Traffic and Transportation Commission recommended approval on 3-9-23.
Planning Commission recommended CC approval on 5-29-24.
Analysis
Recommendation
A motion recommending that the City Council:
Adopt the proposed MND and MMRP pursuant to section 15074 of the CEQA Guidelines; Approve PUD 2020-002 for seven-phase Master Site Plan and alternative development standards; Approve CUP 2022-030 for the Mixed Use Development and the Extended Stay Hotel; and Approve a TM 2022-001 to reconfigure 14 lots into 9 lots.