HomeMy WebLinkAbout16 - NB-1 - Attachment 1 - 1/21/2012ATTACHMENT
UMP -13-08
89 -UNIT DETACHED RESIDENTIAL AND LIVE/WORK UNITS
1620 THROUGH 1644 WHITTIER AVENUE
DEVELOPMENT CONCEPT
89 -unit detached residential development, consisting of 3 stories and a roof deck. 40 of the units are
live/work, 27 units are residential lofts, and 22 units are traditional residential. The site has a General
Plan land use designation of Light Industry and a zoning classification of MG (General Industrial). The
site is also located within the Mesa West Bluffs Urban Plan.
Traffic Evaluation
The Transportation Division completed a preliminary trip generation analysis to compare the proposed
project to existing conditions and General Plan conditions at full build out. The preliminary projections
(934 daily trips) indicate that the proposed development would generate more trips compared to the
existing development (470 daily trips) and the potential build out (606 daily trips) under the industrial land
use designation and current zoning.
Preliminary Trip Generation Analysis
Land use
Density/intensity Density/intensity
AM
PM
Dail
Proposed Live/Work Units
40
47
60
567
Proposed Residential Units
22
16
22
210
Proposed Loft Units
27
12
14
157
Total Proposed Development
89
75
96
934
Existing Uses (MG Zoning)
66,119 SF and
One D.U.
61
64
470
General Plan Build Out
MG Zoning)
86,902 SF
.35 FAR
80
84
606
Parking and Access
The Mesa West Bluffs Urban Plan requires a total of 276 parking spaces based upon the unit types
proposed; approximately 283 parking spaces are proposed. A two -car garage is proposed for each
unit; in addition, open guest and customer parking spaces are provided throughout the project. The
applicant will work with the City's Fire Prevention staff to ensure that adequate access for emergency
vehicles will be provided throughout the proposed development.
DEVIATION FROM DEVELOPMENT STANDARDS
The Mesa West Bluffs Urban Plan allows development flexibility in exchange for quality projects that
meet the Urban Plan vision. In this case, the applicant is proposing an 89 -unit detached residential
development within the urban plan. The final development plan requires approval by the Planning
Commission.
Council feedback is needed with regard to the following:
Deviation from minimum building separation requirements: A minimum ten -foot separation is
required between units; the proposed buildings are a minimum of six feet apart.
• Are the proposed 22 traditional residential units consistent with the Mesa West Bluffs Urban Plan,
which encourages residential lofts, of which 27 units are proposed, and live/work units, of which
40 units are proposed?
As envisioned by the urban plans, a residential loft or live/work development would be compatible with
the light industrial surrounding uses with the use of adequate sound walls and construction assemblies
to achieve the allowable interior noise standards. The project will need to incorporate sound walls and
exterior wall assemblies that would reduce the interior noise levels. The roof decks and balconies of
mixed use and live/work projects are exempt from the exterior noise standards for private open space.
MERITS OF THE URBAN PLAN SCREENING REQUEST
Following is a summary of the merits of the proposed project at this location:
1. Proiect meets the following objectives of the Mesa West Bluffs Urban Plan
• Stimulate improvement in the Mesa West Bluffs Urban Plan area through well-designed and
integrated urban residential development that is nontraditional in form and design with flexible
open floor plans and which complements the surrounding existing development.
• Meet demand for a new housing type to satisfy a diverse residential population comprised of
artists, designers, craftspeople, professionals and small business entrepreneurs.
• Promote new type of urban housing that would be target -marketed to people seeking
alternative housing choices in an industrial area. An urban loft would be an alternative to a
traditional single family residence, tract house, or small -lot subdivision.
• Encourage the design and development of urban residential structures reflecting the urban
character of the surrounding industrial context both in the interior and exterior areas.
• Encourage quality live/work development which promote business activity through work
spaces and amenity areas and which are distinct from residential lofts/lifestyle lofts in design
and function.
2. Proposed development is consistent with the objectives of the Zoning Code and Urban Plan
The proposed development is consistent with the goals and policies of the Zoning Code and the
Mesa West Bluffs Urban Plan as it pertains to density, open space, floor area ratio, perimeter
landscaping, on-site parking, and vehicular circulation.
ISSUES TO BE HIGHLIGHTED
Although the proposed project will be desirable at this location, the following potential issues will be
required to be analyzed with the proposal.
1. Per the California Environmental Quality Act (CEQA) a miUgated negative declaration will be
required to be prepared for the proiect. The mitigated negative declaration will address potential
project impacts related to traffic, noise, remediation of soil and/or groundwater, and air quality.
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