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CC 2015-08-25_09a Courtland Grand CC 09-08-2015Item 9.a. General Plan Amendment 14-002, Specific Plan Amendment 14-001, Vesting Tentative Tract Map 14-001, Conditional Use Permit 14-009, Development Agreement 15-002; Southwest Corner of East Grand Avenue and South Courtland Street 1 Project Location/Site Zoned Gateway Mixed-Use (GMU) and Specific Plan (SP) Subarea 3 of Berry Gardens Specific Plan (BGSP) area Surrounding uses include: Commercial Peoples’ Self Help Housing Berry Gardens neighborhood 2 Project Background A similar project was considered by the Planning Commission and City Council in 2014 No formal action taken by City Council Council approved MOU Negotiate a Development Agreement 100% commercial OR 2014 project with 5,000 additional sq. ft. commercial No requirement for both alternatives to be presented Applicant pursued both options, processing the latter option 3 Project Background Continued The Staff Advisory Committee reviewed the current project on July 22, 2015 Emergency access, grade differences, and fencing discussed Previous conditions of approval confirmed as appropriate with revised project description 4 Project Background Continued Planning Commission reviewed the project on August 18, 2015 Recommended City Council deny the project Concerns regarding: Lack of commercial parking Lack of residential guest parking On-site circulation in light of constrained parking Circulation on South Courtland from project site Inconsistency with GP and EGAEP 5 6 7 Subarea 3b 8 9 10 Architectural Character 11 12 Architecture Commercial – two-story massing, contemporary style Emphasizes pedestrian orientation Residential – mid-century modern contemporary Final architecture conditioned to be reviewed by the Architectural Review Committee 13 Access Separated right-in/right-out in center and west of commercial, full turning at Courtland Center driveway narrowed from previous project Result of expanded commercial buildings Applicant requesting abandon reqmt for formal ped connection between Subarea 3 & 4 Abandonment supported by PSHH Pedestrian connection between Subarea 3a and 3b removed for additional parking on commercial site 14 Access 15 Residential Private Patios 16 General Plan Amendment Required due to lack of SF detached housing as part of mixed-use Makes approval part Legislative act (requires CC) LU5-10.1 Promote development of a high intensity, mixed-use, pedestrian activity node centered on the Courtland Street/East Grand Avenue intersection as a priority example of revitalization of this corridor segment known as Gateway. Within the specific plan area, small lot single-family detached housing may be allowed at multi-family densities if integrated with an located behind a primary, distinctive, and attractive commercial/mixed-use gateway component 17 Specific Plan Amendment Site part of Berry Gardens Specific Plan SPA required for any development proposal on site due to “unplanned” designation in previous amendment Consistent with existing GMU standards, except Minimum lot size – Subarea 3b SF detached housing Fence height 18 Project Phasing Financing issues resulting from Conditions of Approval 39-43 Staff originally concerned the commercial would not be constructed Condition #39 could be expanded to include all frontage improvements in exchange for Conditions 40-43 19 Water Use Analyzed as part of project processing Annual project consumption totals 0.004% of City water supply Consumption consistent with 2012 Water System Master Plan and 2001 General Plan Build Out (20,000 population) Resident are doing very well on water conservation, which started before current drought Significant water conservation requirements for new development 20 Parking Requirements Subarea 3a 1/250 sq. ft. commercial space = 62 2/unit condominium = 8 Total = 70 Provided = 77 Subarea 3b 2 enclosed/unit = 76 0.5/unit for guests = 19 Total = 95 Provided = 113 21 Parking Requirements 22 Environmental Review Staff has reviewed in accordance with the California Environmental Quality Act (CEQA) and prepared an Initial Study/Mitigated Negative Declaration to reduce any potentially significant impacts to levels of less than significance Staff compared and revised the MND with updated project description in July 2015 No new significant impacts nor additional mitigation required 23 Public Notice Notice of public hearing mailed to all property owners within 300’ of the site, published in the Tribune, posted at City Hall and on the City’s website on August 28, 2015 Tonight’s agenda and was posted at City Hall on September 3, 2014 and the staff report was posted on the City’s website on September 4, 2014 Several comments received regarding the project 24 Recommendation The Planning Commission recommends the City Council adopt a Resolution deny General Plan Amendment 14-002, Specific Plan Amendment 14-001, Vesting Tentative Tract Map 14-001, Conditional Use Permit 14-009, and Development Agreement 15-002 25 26 27 28 Revised CoA #39 The map may be phased in accordance with the Subdivision Map Act. If such map phasing is to occur, the following improvements shall be made in accordance with the timelines included in each: Water – The public water main shall be extended from East Grand Avenue and South Courtland Street to the boundary of Phase II as shown on the Utility Plan, prior to recordation of either Phase. Sewer – The public sewer main shall be extended to the boundary of Phase I and Phase II along South Courtland Street as shown on the Utility Plan, prior to recordation of either Phase. Storm Drains – The public storm drain main shall be extended and upsized as deemed necessary by the City Engineer to the Boundary of Phase I and Phase II along South Courtland Street as shown on the Utility Plan prior to recordation of either Phase. Retaining Wall – The shared retaining wall between Phase I and Phase II shall be installed as shown on the Civil Site Plan prior to recordation of either Phase. Grading and Drainage – The drainage on Phase I shall be directed away from Phase II in a manner compliant with City standards, to the satisfaction of the City Engineer, prior to recordation of either Phase. Prior to Final Map recordation, all frontage improvements must be installed along South Courtland Street and East Grand Avenue, including: Curb, gutter and sidewalk; Street trees Traffic signal relocation; and Final road sealing, striping and roadway signage 29 30 31