Planning & Community Development Department

922-936 East Green Street Predevelopment Plan Review

City Council Meeting

November 4, 2013

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Vicinity Map

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Subject Site Zoning

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Background

• Zoning: CD-5 (Central District, sub-district 5- Lake Avenue) Zoning District

• Entire site is located within a Transit Oriented District (TOD)

• Two parcels comprise site: >922 East Green Street - 8,442 square feet (.19

acres)>936 East Green Street – 10,062 square feet (.23

acres)

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Project Description

• Mixed-Use Project>45 for sale dwelling units.

41 dwelling units at market rate 4 dwelling units at very low income

>12,800 square feet of commercial space.>113 parking spaces, including two levels of

subterranean parking.

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Site Plan

Mentor Avenue

• Two levels of subterranean parking with building above

• Ground floor commercial

• Second through sixth floor residential

• Ingress and Egress taken from Shopper’s Lane

Shopper’s Lane

N

Green Street

Driveway entrance

Courtyard

mixed-use Mi

xed-use

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North Elevation

Green Street

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Northwest Corner

Green Street

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Northeast Corner

Green StreetMentor Avenue

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South Elevation

• 17.28.030 - AD Alcohol Overlay District

Shopper’s Lane

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Southeast corner

E. Walnut St.

N. A

llen

Ave.

Mentor AvenueShopper’s Lane

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Discretionary Entitlements

• Entitlements:> Variance to not construct the building to the property

lines at Green Street and Mentor Avenue; > Affordable Housing Concession Permit to exceed floor

area limitations; > Tentative Tract Map to create air parcels for

condominiums

• Review Authorities:> Zoning Hearing Officer to conduct public hearings on

Variance and Affordable Housing Concession Permit (AHCP)

> Design Commission to conduct design review and public hearings

> Urban Forestry Advisory Committee for review and recommendation of public tree removal (if determined)

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Planning Division Comments

• Topics related to Zoning Code compliance: >Residential Density/Density Bonus: 20% Density

Bonus to exceed 37 dwelling units maximum up to 45 dwelling units;

>Setbacks: Variance to be setback building at north (Green Street) and east (Mentor Avenue) property lines;

>Parking: subject to mandatory parking reductions for Transit-Oriented Development projects; and

>Floor Area: building exceeds 2.75 FAR (at 3.03; will apply for Affordable Housing Concession Permit).

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Planning Division Comments

• Preliminary Topics related to Design & Historic Preservation:>The project has not been through a preliminary

design review. Preliminary design review is required upon formal submittal.

>This process will analyze the project for height, mass, bulk, scale and interaction with the street.

>The following comments are based on the plans submitted for Pre-Development Plan Review (PPR) and only provide feedback on the general building envelope.

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Planning Division Comments

• Preliminary Topics related to Design & Historic Preservation Continued:

Massing: relate contextually to urban site; Siting: sited at Green/Mentor intersection with

emphasis on maintaining the existing relationship of buildings along the street;

Compatibility: the design guidelines of Lake Avenue new building must emphasize simplicity and clarity;

Landscaping: interconnected landscaped and hardscaped areas that encourage pedestrian activity; and

Materials: durable, high-quality materials.

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Existing General Plan

• Remaining caps from the 1994 General Plan for the Central District Specific Plan: >As of April 30, 2013, the Central District retained

an allocation of 1,072 housing units and 4.6 million square feet of non-residential development potential.

>There are 689 residential units and 1,486,495 square feet of development in the pipeline.

>After removing the cases in the pipeline, 126 residential units and 3,135,854 square feet of commercial development remain.

• Project is within these allocations.

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Next Steps

1) Preliminary Consultation Design Commission;

2) Urban Forestry Advisory Review of Public tree removal request;

3) Environmental Review Environmental Initial Study to determine level of environmental review;

4) Zoning Hearing Officer Public Hearings; and

5) Design Commission Public Hearings.

Planning & Community Development Department

922-936 East Green Street Predevelopment Plan Review

City Council Meeting

November 4, 2013