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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.

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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.


    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


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