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
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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
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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
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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
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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
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Subarea 3b
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Architectural Character
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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
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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
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Access
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Residential Private Patios
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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
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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
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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
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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
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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
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Parking Requirements
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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
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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
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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
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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
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