slide1
Download
Skip this Video
Download Presentation
City Council Meeting November 18, 2013

Loading in 2 Seconds...

play fullscreen
1 / 45

City Council Meeting November 18, 2013 - PowerPoint PPT Presentation


  • 234 Views
  • Uploaded on

Conditional Use Permit #6036 & Street Vacation 1727-1787 East Walnut Street and 235 North Allen Avenue “Allen-Walnut TOD Project”. City Council Meeting November 18, 2013. Allen-Walnut TOD Project. Project Description Mixed-use project. 128 Rental Apartments.

loader
I am the owner, or an agent authorized to act on behalf of the owner, of the copyrighted work described.
capcha
Download Presentation

PowerPoint Slideshow about ' City Council Meeting November 18, 2013' - hubert


An Image/Link below is provided (as is) to download presentation

Download Policy: Content on the Website is provided to you AS IS for your information and personal use and may not be sold / licensed / shared on other websites without getting consent from its author.While downloading, if for some reason you are not able to download a presentation, the publisher may have deleted the file from their server.


- - - - - - - - - - - - - - - - - - - - - - - - - - E N D - - - - - - - - - - - - - - - - - - - - - - - - - -
Presentation Transcript
slide1

Conditional Use Permit #6036 &Street Vacation1727-1787 East Walnut Street and235 North Allen Avenue“Allen-Walnut TOD Project”

City Council MeetingNovember 18, 2013

allen walnut tod project
Allen-Walnut TOD Project
  • Project Description
    • Mixed-use project.
      • 128 Rental Apartments.
      • 5,000 square feet of commercial space.
      • 203 parking spaces.
        • 134 spaces in one level of subterranean parking.
        • Accessed from Walnut Street.
    • Two buildings.
      • West: 15 units in three stories.
      • East: 113 units in four stories.
    • Meridith Avenue to be vacated.
allen walnut tod project1
Allen-Walnut TOD Project

Allen

Gold Line

Station

E Corson St

800 feet

N Allen Ave

Locust St

Project Site

E Walnut St

allen walnut tod project3
Allen-Walnut TOD Project

Locust St

Conditional Use Permit For Housing

Permitted

“By Right”

RM-16

N Allen Ave

CG

N Meridith

Ave

ECSP-CG-3

E Walnut St

Meridith Ave.

Street Vacation

allen walnut tod project4
Allen-Walnut TOD Project

Conditional Use Permit For Housing

Permitted

“By Right”

N. Allen Ave.

E. Walnut St.

Meridith Ave.

Street Vacation

allen walnut tod project5
Allen-Walnut TOD Project

Permitted

“By Right”

Conditional Use Permit For Housing

  • South Elevation

Meridith Ave.

Street Vacation

  • East Elevation
allen walnut tod project6
Allen-Walnut TOD Project
  • Looking northeast across Walnut Street
allen walnut tod project7
Allen-Walnut TOD Project
  • Looking northwest across Allen Avenue
allen walnut tod project8
Allen-Walnut TOD Project
  • Entitlements:
    • Conditional Use Permit to construct housing on the CG-zoned portion of the site;
    • Street Vacation of Meridith Avenue; and
    • Design Review.
allen walnut tod project9
Allen-Walnut TOD Project
  • Review Authorities:
    • Planning Commissionmade recommendation on Street Vacation, Conditional Use Permit, and environmental review to City Council.
    • City Councilmakes final decision.
    • Design Commissionwill conduct design review.
      • Tentatively scheduled for December 10.
    • Arts & Culture Commission will conduct public art component review.
      • Preliminary review occurred on October 9.
allen walnut tod project10
Allen-Walnut TOD Project
  • Public Art Ordinance.
    • 1% of the building permit valuation shall be allocated by a developer for a public art component.
      • Design Commission cannot approve Concept Design Review for the project until submittal of a Public Art Application.
      • Concept Art Plan must be submitted within 45 days of Concept Design Review.
      • Final Design Review cannot occur until the Concept Art Plan is approved.
      • Final Art Plan must be submitted within 45 days of Final Design Review.
    • 20% of 1% is due upon submittal for building permit plan check.
allen walnut tod project11
Allen-Walnut TOD Project
  • Review Authorities:
    • Arts & Culture Commissionreviewed Preliminary Concept Art Plan on October 9, 2013.
      • Commission directed applicant to return for Concept Art Plan review prior to submittal of Final Art Plan:
        • More fully develop art concept to, “…provide complexity and layered meanings beyond aesthetic design…”
      • Staff is recommending a revised condition of approval #20:
        • “The project shall meet all requirements of the Public Art Process. The applicant shall submit a formal application for Concept Art Plan for review and approval by the Pasadena Arts and Culture Commission within 90 days of the effective date of this approval.”
      • Cultural Affairs staff will continue to work with applicant, art consultant, and artist to evolve public art component.
allen walnut tod project12
Allen-Walnut TOD Project
  • Planning Commission.
    • Public Hearing held October 23, 2013.
    • Voted 8-0 to recommend approval of project and environmental documents.
    • An addendum was prepared in response to questions about traffic study methodology.
    • Two speakers voiced opposition to project:
      • Increased traffic congestion; and
      • Inadequate on-site parking.
conditional use permit 6036
Conditional Use Permit #6036
  • Density Bonus
    • State Law
      • Senate Bill 1818
    • Section 17.43 of Zoning Code
      • Multi-family or mixed-use project with five or more units (before the bonus).
      • Affordable categories:
        • Very Low Income;
        • Low Income; and
        • Moderate Income.
      • Permitted “by-right”.
      • Comply with all applicable codes and requirements.
      • Environmental review required.
conditional use permit 60361
Conditional Use Permit #6036
  • Density Bonus
    • Maximum density bonus allowed varies:
conditional use permit 60362
Conditional Use Permit #6036
  • Density Bonus
    • Developers may request concessions or waivers from development standards in order to provide affordable units.
    • No deviations from any development standards proposed as part of this project.
conditional use permit 60363
Conditional Use Permit #6036
  • Zoning Code Compliance:
    • Residential Density/Density Bonus:
      • Nine ‘very low income’ units; and
      • One ‘moderate income’ unit.
    • Permitted density bonus:
      • 30 percent, or 33 more units.
      • 16 percent, or 18 unit proposed.
conditional use permit 60364
Conditional Use Permit #6036
  • Zoning Code Compliance:
    • The project is in compliance with other applicable development standards of the Zoning Code including:
      • Setbacks; Encroachment plane; Height; and Floor Area Ratio.
    • All applicable development standards will be verified during review of plans submitted for building permit.
conditional use permit 60365
Conditional Use Permit #6036
  • Zoning Code Compliance: (continued)
    • Parking for TOD projects:
street vacation
Street Vacation
  • Portion of Meridith Avenue to be vacated:
    • Dead-end terminus.
    • 80 feet wide and 120 feet from Walnut Street north.
    • Located between 1727 &1757 E. Walnut St.
  • Vacated area to be used for:
    • Occupied by portion of new construction; and
    • Private driveway to access the site.
  • Letters of support from adjacent property owners.
street vacation1
Street Vacation
  • Current Condition of Meridith Avenue:
    • 17-foot wide sidewalk on both sides; and
    • 46-foot wide roadway.
    • Terminates at north end:
      • Does not comply with Pasadena standards for cul-de-sacs.
      • Not sufficient turn-around space for public and street maintenance vehicles
    • Curb ramps at corners do not comply with Pasadena standards for ramps.
  • 46-foot wide crossing will be replaced private driveway, reducing its width by half.
street vacation2
Street Vacation
  • Department of Public Works has determined:
    • No need, present or future, to retain this area for its intended public purpose.
    • Relinquishing all rights to vacated area will relieve the City from future maintenance responsibilities and any liability associated with the vacated area.
street vacation3
Street Vacation
  • Department & Agency Comments:
    • Notice (March 2013) sent to various utilities, other City departments, and County agencies.
    • Comments received:
      • Pasadena Water and Power;
      • Pasadena Public Works;
      • AT&T; and
      • Charter Communications.
general plan specific plan consistency
General Plan & Specific Plan Consistency
  • General Plan Land Use Element:
    • Project is consistent with following Objectives and Policies:
      • Targeted Development (1.1 and 10.1: Targeted Development Areas, 1.2: Specific Plans, 1.3 and 10.2: Transit-Oriented and Pedestrian-Oriented Development, 1.4: Mixed-use);
      • Affordable Housing (3.1: Exemption for Affordable Housing, 3.2 Density);
      • Character and Scale of Pasadena (5.7: Enhanced Environment and 5.10 Spatial Attributes);
      • Job Opportunities (11.2: Employment Diversity and 11.7: Increase Jobs).
general plan specific plan consistency1
General Plan & Specific Plan Consistency
  • General Plan Land Use Element: (continued)
    • Project is consistent with following Objectives and Policies:
      • Housing Conditions (15.1: Sizes and Types, 15.2 Increase Supply, 15.3: Equitable Distribution);
      • Transit/Pedestrian Coordination (22.1: Urban Design, 22.3: Pedestrian Access); and
      • Participation(27.4: Consultation)
        • Neighborhood Meetings hosted at site:
          • March 23, 2013
          • October 12, 2013
general plan specific plan consistency2
General Plan & Specific Plan Consistency
  • East Colorado Specific Plan:
    • Specific Plan supports:
      • Beautifying streetscape;
      • Increasing supply of multi-family and affordable housing;
      • Improving multi-modal mobility;
      • Creating focus areas, or “nodes”, to help establish a sense of place.
    • Gold Line Sub-area:
      • Higher density residential projects along Allen Avenue.
      • Mix of uses, including ground-floor retail/commercial and residential and/or office uses above.
environmental review
Environmental Review
  • Initial Environmental Study:
    • Topic areas with less than significant impacts include:
      • Aesthetics;
      • Air Quality;
      • Geology and Soils;
      • Greenhouse Gas Emissions;
      • Noise; and
      • Transportation/Traffic.
    • Topic areas with potentially significant impacts:
      • Cultural Resources; and
      • Hazards and Hazardous Materials.
environmental review1
Environmental Review
  • Cultural Resources:
      • Excavation may reveal archeological / paleontological resources.
      • Mitigation Measures:
        • Qualified archaeologist and/or paleontologist retained in order to investigate the resources.
  • Hazards and Hazardous Materials:
      • Soils have contamination from previous uses.
      • Mitigation Measures:
        • Remediation and disposal of any contaminated soil, asbestos, and lead-based paint on the site, as well as the disposal of the hydraulic hoists from former auto repair use.
  • Impacts Mitigated to Less Than Significant Level.
environmental review2
Environmental Review
  • Transportation and Traffic:
    • Traffic Study.
      • 7 street intersections:
        • No intersections would be impacted.
      • 4 street segments:
        • Threshold of impact:
          • 5.0%.
        • Street segment impacts:
          • 0.5% to 2.2%.
  • Less than Significant Impact.
environmental review3
Environmental Review
  • Transportation and Traffic:
    • Addendum prepared at Planning Commission’s request:
      • Methodology used in selecting intersections and street segments to be analyzed;
      • Explanation of trip generation adjustments (e.g., internal capture of trips between land uses in a mixed-use development, proximity to transit, etc.); and
      • Increase in street segment impacts to not account for trip adjustments:
        • Range with adjustments: 0.5% to 2.2%
        • Range without adjustments: 0.6% to 2.4%
conclusion
Conclusion
  • Compatibility Analysis:
    • Project is compatible with surrounding mix of commercial and residential uses.
      • Greatest mass of project is located along Walnut Street and at the corner of Allen Avenue and Walnut Street, a prominent intersection in the city.
      • Lowest mass of project is located adjacent to the existing residences to the northwest of the site:
        • 40 foot separation.
conclusion1
Conclusion
  • Compatibility Analysis:
    • Surrounding area is one in transition:
      • Away from commercial/industrial uses
      • Towards a vibrant mix of commercial, retail, and residential uses, as envisioned by the East Colorado Specific Plan.
    • Project is a part of this transition
      • Will set high standard to positively influence future development in the years to come.
recommendation
Recommendation
  • Staff recommends that the City Council:
    • Adopt a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program;
    • Adopt Findings in Attachment A and Conditions of Approval in Attachment B to:
      • Approve Conditional Use Permit: to construct housing on a CG-zoned site as part of a TOD project.
        • Revised condition of approval #20:
          • “The project shall meet all requirements of the Public Art Process. The applicant shall submit a formal application for Concept Art Plan for review and approval by the Pasadena Arts and Culture Commission within 90 days of the effective date of this approval.”
recommendation1
Recommendation
  • Staff recommends that the City Council:
    • Find that the vacation is consistent with the General Plan Mobility Element and is unnecessary for public use for street purposes;
    • Declare that the City\'s interest in the vacation is in easement only for public street purposes; and that the land is not owned by the City as fee title;
    • Adopt a resolution vacating the subject portion of land, in accordance with conditions and recommendations;
recommendation2
Recommendation
  • Staff recommends that the City Council:
    • Authorize the City Manager to execute a Condition Satisfaction Contract between the City and the applicants.
    • Direct staff to file a Notice of Determination within five days.
slide37

Conditional Use Permit #6036 &Street Vacation1727-1787 East Walnut Street and235 North Allen Avenue“Allen-Walnut TOD Project”

City Council MeetingNovember 18, 2013

environmental review4
Environmental Review
  • Transportation and Traffic:
    • Addendum:
      • Identification of intersections and segments in Traffic Impact Study Area:
        • Immediately adjacent or in close proximity to the project site;
        • In the vicinity of the project site that are documented to have current or projected future adverse operational issues; and
        • In the vicinity of the project site that are forecast to experience a relatively greater percentage of project-related vehicular turning movements.
general plan specific plan consistency3
General Plan & Specific Plan Consistency

Locust St

N Allen Ave

E Walnut St

  • CG portion: 19,166 s.f.
    • 1.0 FAR = 19,166 s.f.
    • Project = 15,100 s.f.
  • ECSP portion = 64,469 s.f.
    • 2.25 FAR = 145,055 s.f.
    • Project = 114,940 s.f.
  • Draft Land Use Element Map:
allen walnut tod project13
Allen-Walnut TOD Project
  • City’s Inclusionary Housing Ordinance
    • Multi-family or mixed-use project with 10 or more units.
    • Minimum 15% of total units shall be affordable (low or moderate income units):
      • % can be reduced for very low income units.
      • Certain City fees reduced for on-site affordable units.
      • Option of an in-lieu fee.
    • 1994-2012 – a total of 993 affordable units were built Citywide:
      • 15% of all units constructed.
allen walnut tod project14
Allen-Walnut TOD Project
  • Density Bonus Law (SB 1818)
    • Multi-family or mixed-use project with 5 or more units (before the bonus).
    • Affordable categories (based on total housing cost):
      • Very Low – total housing cost is 30% of 50% of the Los Angeles County median income.
      • Low Income – 30% of 80%.
      • Moderate Income for sale – 40% of 110%.
      • Moderate Income for rent – 30% of 120%.
    • Permitted “by-right”.
    • Comply with all applicable codes and requirements.
    • Environmental review required.
allen walnut tod project15
Allen-Walnut TOD Project
  • Density Bonus Law (SB 1818)
    • Maximum density bonus allowed varies:
allen walnut tod project16
Allen-Walnut TOD Project
  • Concessions & incentives (SB1818)
    • Multi-family or mixed-use project with a density bonus.
    • Includes a reduction in a development standard or modification of another Zoning Code requirement:
      • Results in an identifiable, financially sufficient & actual cost reduction.
      • Does not include additional density beyond the density bonus.
    • Number of concessions or incentives vary:
allen walnut tod project17
Allen-Walnut TOD Project
  • Concessions & incentives (SB1818)
    • Affordable Housing Concession Permit:
      • Public Hearing before the Hearing Officer; appealable to BZA.
      • Processed like a Minor Variance.
      • Design review required; environmental review completed.
    • Specific Findings:
      • Required in order for the units to be affordable.
        • Staff hires a consultant to complete a fiscal study to verify concessions are necessary.
      • Will not have a negative impact on public health, safety, the environment or a historic resource.
    • Waivers to Development Standards
allen walnut tod project18
Allen-Walnut TOD Project
  • Density Bonus Law (SB1818)
    • Concessions approved:
      • Five total:
        • Floor area (2), floor area & height (1), commercial depth (1) and street setbacks (1)
      • Locations:
        • Central District Specific Plan (4)
        • Fair Oaks/Orange Specific Plan (1)
      • Number of units in a project:
        • Total of 25 bonus units, or 22% over density.
        • Range from one bonus unit to 13 bonus units per project.
    • No waivers approved
ad