HomeMy WebLinkAbout42 - NB-3 - Attachment 1 - 6/17/2014ATTACHMENT 1
UMP -14-03
176 -UNIT RESIDENTIAL AND LIVEIWORK DEVELOPMENT
671 W. 17r" STREET
DEVELOPMENT CONCEPT
The 9 -acre site is zoned MG (General Industrial) and has a General Plan land use designation of Light
Industrial. The proposal includes a total of 175 units in three different products types:
1. 89 units of three-story attached livelwork lofts,
2. 45 units of three-story attached residential lofts, and
3. 41 units of three-story detached livelwork units.
The main access to the site is provided on 17th Street; a secondary access is located on Pomona
Avenue closer to the detached residential units, and a third access is provided on Superior Avenue
(see Conceptual Plan, Attachment 7 of the staff report),which includes access to the majority of open
parking spaces on the site. The site is currently developed with multiple buildings of various uses
including office, indoor and outdoor assemblies, and manufacturing and testing facilities. The overall
square footage of the existing buildings is estimated at 153,172 square feet including storage spaces
that will need to be verified for the final traffic study of the project.
Parking
Each of the proposed livelwork units (maximum 2,000 SF in living area) and residential loft units (with
maximum two -bedrooms) require three parking spaces. The proposed units each include a two -car
garage. There are 154 open stalls throughout the site that collectively with the garages provide a total
of 500 spaces (a total of 528 parking spaces are required) at an average rate of 2.875 spaces per unit.
The site plan includes dedication and use of a portion of Pomona Avenue right-of-way for on -street
angled parking. These spaces are included in the overall parking calculations and are part of the 508
spaces being provided for the project. These spaces are accessible to patrons and residents of
livelwork units facing Pomona Avenue.
Open Space and Amenities
The development proposal includes a 0.5 -acre linear open space at the entrance from 171h Street that
connects to the parking area on the southeast portion of the site. Amenities include a community
garden, two tot lots and passive open space and paseos. The project will be subject to parkland
dedication or payment of in lieu fees of $13,829 per unit for attached and 13,572 per unit for detached
products. Given the number of units proposed and the increase in population of approximately 460
persons, the required parkland dedication for the site is approximately 2.6 acres.
Traffic Evaluation
The applicant submitted a draft trip generation report to compare the proposed 175 -unit project to
existing conditions and General Plan conditions (full build out). Comparing the project's traffic
generation against the General Plan's trip budget/allocation for the site indicates that the
proposed project would result in an increase of 610 daily trips, 20 AM peak hour trips, and 31
PM peak hour trips (Attachment 6). A comprehensive traffic analysis with intersection capacity studies
will be required for the formal application that will be reviewed in further detail. in addition, staff will need
to confirm the assumed square footages for the existing buildings prior to preparation of a final traffic
study.
Product Types
All units are three -stories with a roof deck. With the exception of one 7 -unit building along 17th Street,
most units are attached in multiple rows of 4, 5 and 6 units. Live/work units are subject to maximum
Floor Area Ratio of 1.0 and residential development on Industrial Zoned lots is subject to maximum 13
dulacre (applicable to the loft units). The proposal includes a mix of residential and live/work
development with 25 percent of the units proposed as residential lofts.
The three different products are proposed at the following densities and Floor Area Ratios;
Product
Daily
.4 -NI
Peak How-
P'%1
Peak Hour
Enter
Eur
Totalr��
ter
Eur
Total
Proi"r Descri riou
2 -WAY
n Generatiart a'Iltars :
Cl- Detached
Live/work
41
1,841 & 1,894
21.20
0.90
Total
176
■ ITE 214 Sin¢le-Fauul,. Detached Housing ATE DU)
9.3'0
IQ
0 ;6
0115
6')
0.37
100
• ITE -30 Resid�itsal C"oad.o To-,;mhc4tse iTE DL -I
81
0 O-
0 17
044
C
0.13
0 ,
■ ii E 710 Gezreral ice Building (TE i.000 SF)
1103
1.37
0 19
1-36
C ':
1.'4
1.43
■ ITE l IG General Light industrial ITE 1-000 SF]
607
081
0.11
4.4'
0.11
0-93
0 P7
Praote d Pro ect o331,611 SF):
■ Detached Ln-t-_%Vorll 01 DU-)
390
S
'3
31
_'C
41
■ .attached Live -Work i 89 DL)
517
6
33
39
31
15
4-6
• Ached Loft; 06 DC's
267
3
1'
_'Ll
16
S
24
• [office Porton of Lnv-LV ik Units (3Q 610 SFl
437
;_4
5
62
10
4C
1(r a Mood -Use Trip Redtu tion apphed to Office
044
Total PioWt Ttip Genet arion:
1.W
+<i(i
$0
146
12
92
164
General Platt Aasiartartatt or ,0.01 -true Projea Site.
-
111
1.
i ' ^
1 rn
135
■ Ltvht Indttstnal at O 3 F �R i 1; - 3t�, SF i
General Plan Trip A1loearion'Budget:
Pr
111
13
126
16
1r
133
Pi opowd Piojerr _Minus Geier a1 Plau:
611)
144,
65
20
+bd
31
Product Types
All units are three -stories with a roof deck. With the exception of one 7 -unit building along 17th Street,
most units are attached in multiple rows of 4, 5 and 6 units. Live/work units are subject to maximum
Floor Area Ratio of 1.0 and residential development on Industrial Zoned lots is subject to maximum 13
dulacre (applicable to the loft units). The proposal includes a mix of residential and live/work
development with 25 percent of the units proposed as residential lofts.
The three different products are proposed at the following densities and Floor Area Ratios;
Product
Number of Units
Average Square
Footage
Density dulacre
Floor Area Ratio
A1- Live/work
89
1,756 to 1,999
25.54
1.19
Bl- Lofts
46
1,750 & 1,999
12.95
0.56
Cl- Detached
Live/work
41
1,841 & 1,894
21.20
0.90
Total
176
19.53
0.84
Based on the noted calculations, the live/work product as a whole and residential portion meet the
maximum allowable density and intensity per Mesa West Bluffs Urban Plan. Given that the majority of
units are live/work and the overall average FAR for the site is 0.84, the overall site is below the
intensity requirements. This is the second site within this urban plan with a livelwork and residential
mix; the other site at 1620 Whittier Avenue used a similar type of product mix for the 89 units proposed.
Each of the development areas will need to meet the maximum lot coverage (90% for live/work and
60% for residential).
J
DEVELOPMENT FLEXIBILITY IN URBAN PLANS
The Urban Plans provide incentives for ownership housing by allowing deviations from development
standards, subject to the approval of the Planning Commission. The applicant is requesting "development
flexibility" from the Urban Plan standards.
❑ENA 77ON FROM DEVELOPMENT STANDARDS
The Urban Plans allow development flexibility in exchange for quality projects that meet the Urban Pian
vision. The applicant is proposing 176 livelwork and loft units for ownership consistent with the vision of
the urban plans. The final development plan requires approval by the Planning Commission and would
require compliance with the development standards. The project meets most development standards;
however the following deviations would be applicable to the project; deviations from these standards
would be subject to approval of the Planning Commission.
Parking deviation (528 required, 505 provided including 23 on -street parking spaces on Pomona
Avenue)
Building to building setback is required to be 10 feet for the detached units, the proposed
detached livelwork units are separated by 6 feet.
As envisioned by the urban plans, a residential loft or livelwork 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 livelwork projects are exempt from the exterior noise standards for private open space.
The residential lofts would be required to meet the exterior noise standards for their private open space,
including the roof top decks.
MERITS OF THE URBAN PLAN SCREENING REQUEST
Following is a summary of the merits of the proposed project at this location:
1. Project 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 a 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 livelwork 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. Project location is a ro riate for the proposed land use. The proposed location allows for
storefront visibility for livelwork units along 17th Street and Pomona Avenue. The urban plans
envisioned that a livelwork development would be compatible with the commercial surrounding
uses, with the use of adequate sound walls and construction assemblies to achieve the allowable
interior noise standards. The residential units may need to incorporate noise mitigation measure
for exterior noise levels.
N
3. Proposed Development is consistent with the objectives of the Zoning Code and Urban Plan. The
proposed live/work development is consistent with the goals and policies of the General Plan and
live/work development standards of the Mesa West Bluffs Urban Plans. The proposed
development generally meets the setback requirements and development standards and the
Zoning Code and the Mesa West Bluffs Urban Plan as it pertains to density, open space, floor
area ratio, 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), an Initial Study will be prepared to determine
the appMgriate environmental analysis for the pmLect. At a minimum a mitigated negative declaration
will need to be prepared to address potential project impacts related to traffic, noise, parkland,
remediation of soil and/or groundwater, and air quality.
2. The proposed improvements aloe 17'h Street and Pomona Avenue will need to be further studied
with respect to location of ultimate property lines, public easement reaui_rementslpublic sidewaid
perimeter iandscaping and on -street parking The specifics of the requirements will be reviewed
during the planning application process,
3. Pedestrian walkways at the perimeter of the site abutting ,private proyerty will need to be further
studies. The proposal includes narrow walkways to units along the perimeter of the site abutting other
commercial and live/work development. These areas will need to be further refined in terms of
landscaping, perimeter walls, and interface with adjacent properties.
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