HomeMy WebLinkAbout27 - NB-1 - Attachment 1 - 9/1/2015r+
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GPS -14-04 440 Fair Drive
TRAFFIC EVALUATION
ATTACHMENT 1
GENERAL PLAN SCREENING REQUEST
The project site is a 1.66- acre parcel in the
Neighborhood Commercial land use designation
developed with a 20,750 square foot two-story office/
commercial building and surface parking. The request
is to amend the General Plan to allow a 28 -unit
residential development (17 du/ acre). The site is an
L-shaped property bounded by the Dodge/ Fiat
Dealership on the west and north, a service station on
the west and single family residential development on
the east across from Carnegie Avenue.
One vehicular access is proposed to the site from Carnegie Avenue. A preliminary trip generation concluded
that the proposed project is expected to result in 268 Average Daily Trips, 960 ADTs fewer than neighborhood
commercial development buildout and 484 ADTs fewer than the existing development. In addition, the AM and
PM peak hour trips will be reduced with the proposed project.
General Plan Land Use
Development Description
AM Peak
PM Peak Hr
Total Avg
Designation
Hr Tris
Trips
Daily Trips
Existing office and medical building
Existing Use
(20,750 SF total — 13,500 SF medical,
43
74
752
600 SF storage and 6,650 SF of
retail/office use
Neighborhood
Commercial
General Plan Buildout
28
114
1,228
0.25 FAR
High Density
28 -unit Development
Residential
Two and three story townhomes
21
28
268
ranging from 1,786 SF to 1,811 SF
PROJECT COMPLIES WITH GOALS OF THE GENERAL PLAN
Staff believes that the proposed project is compliance with the following goals of the City's General Plan:
General Plan Housing Objective HOU-3.1. Encourage the conversion of existing marginal land to
residential. where feasible and consistent with environmental conditions that are suitable for new
residential development. The project site is a 1960s two-story office building in the C1 Commercial zoning.
The proposed project will replace the dated office/ commercial building with new for -sale residential
development in close proximity to transit corridors (Harbor Blvd.). The site and building design are
considerate of the low density development to the east with a stepped height increase from two-story to
three-story along Carnegie Avenue.
2. General Plan Land Use Objective LU -1A1. Provide for the development of a mix and balance of
housing owortunities. commercial Goods and services. and emolovment opportunities in consideration
of the needs of the business and residential segment of the community. The proposed residential
development will contribute to jobs and housing balance within the community. The housing will be in
close proximity to Harbor Boulevard commercial and transit corridor and major freeways.
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3. General Plan Land Use LU -1C.2. Limit building height to tour stories above grade south of the 405 -
Freeway, except for special purpose housing such as elderly. affordable. or student housing. The
proposed buildings are provided at two-story and three-story structures with roof decks with a
maximum overall height of 44 feet that meets this criteria.
4. The project satisfies the General Plan Acceptance Screening Criteria since the preliminary trieneration
assessment concluded that the proiect resulted in a redaction of average daily trips and is not expected to
synificantly impact any roadways in the area. In comparison with existing development and General Plan
build out the project will reduce average daily vehicle trips by at least 484 trips and a reduction in number
of AM and PM trips are also expected.