City of Lafayette Study Session Project Data

Transcription

1 City of Lafayette Study Session Project Data For: Design Review Commission By: Michael P. Cass, Associate Planner Date: May 26, 2015 Property Address: Stuart Street APN: Zoning District: C-1 Lot Area: 1.22 acres 53,058-sq. ft. Flood Zone: Existing Use: Multi-Family Residential Proposed Use: Multi-Family Residential Project Description SS05-15 James & Sandra Freethy (Applicant) C-1 Zoning: Request for Study Session for the construction of a new multi-family development, comprised of 42 units and a recreation building, located at Stuart Street, APNs , -009, -017, and Trigger Yes No Trigger Yes No Within a protected ridgeline setback? Within 100-ft. of a ridgeline setback? In the Hillside Overlay District? Over 17-ft. in height to ridge? SFR Development > 6,000 sq. ft.? [not located within SFR zoning district] Creek Setback required Demolition Permit Grading > 50 cu.yds.? DR required as condition of approval? In a commercial or MFR zone? Variance requested? Tree Permit Requested? Land use Permit required? Public Art required? Permitted / Required Existing Units/Density 35 dwelling units/acre 42 dwelling units 34 dwelling units / acre Building Height Setbacks 10-0 landscaped yard if adjacent to residential rd story setback from Mt. Diablo Blvd., Highway 24, residential zoning districts 10-0 landscaped yard if adjacent to residential rd story setback from Mt. Diablo Blvd., Highway 24, residential zoning districts Parking parking spaces 71 parking spaces 1 of 3

2 Design Review Commission SS05-15 Freethy Staff Report May 26, 2015 Required Findings: The proposed development will be subject to the following findings when a formal application is submitted: Specific findings required for demolition permit. 1. The proposed demolition and development, rehabilitation or other physical change are consistent with the goals and policies of the General Plan and all applicable specific plans; and 2. The proposed demolition will not eliminate an integral structure located in a historic block that would negatively impact the character and aesthetics of that block; or 3. The proposed demolition will not eliminate a structure of architectural or historical significance in the Downtown, unless the benefits to the community from the proposed development, rehabilitation, or physical alteration significantly outweigh the historic, civic, or cultural significance of the existing structure (D) Downtown Design Review Findings The hearing authority shall make the following findings for projects which occurs within the four downtown commercial zoning districts as outlined in Section 6-272(A)(2): (1) The project substantially complies with the Downtown Design Guidelines. (2) The site design, including building placement, parking & circulation, landscape, and outdoor space, enhances the pedestrian experience, embraces and preserves creeks and natural features, promotes connections, creates visual interest, and relates to the character of the surrounding development. (3) The building design, including height and scale, architectural details, and amenities, provides diversity in building form, preserves views of surrounding hillsides and ridges as seen from Mt. Diablo Boulevard, creates an inviting environment for pedestrians, and relates to the character of the surrounding development. (4) The project promotes a character relating to Lafayette that is informal with variations in architectural styles, massing, setbacks, and upper story step-backs. (5) The project, when adjacent to existing residential dwelling units, is designed to minimize impacts, including noise, privacy, light and glare Findings required for approval of grading exceeding 50 cubic yards 1. The grading will not endanger the stability of the site or adjacent property or pose a significant ground movement hazard to an adjacent property. The decision making authority may require the project geotechnical engineer to certify the suitability of the project supported by appropriate technical studies, including subsurface investigation; 2. The grading will not significantly increase erosion or flooding affecting the site or other property and will not cause impacts to riparian habitats, stream channel capacity or water quality that cannot be substantially mitigated; 3. The grading, when completed, will result in a building site that is visually compatible with the surrounding land; 4. The grading is sensitive to the existing landforms, topography and natural features on the site; and 5. The design of the project preserves existing trees on the site and trees on adjoining property to the extent possible. 2 of 3

3 Design Review Commission SS05-15 Freethy Staff Report May 26, Permit category II: Protected tree on developed or undeveloped property associated with a development application. D. Determination. The application shall be approved or denied by the manager, design review commission, planning commission or city council based on the factors in subsection (D) and the following additional factors: 1. Necessity for the pruning or removal in order to construct a required improvement on public property or within a public right-of-way or to construct an improvement that allows reasonable economic enjoyment of private property; 2. Extent to which a proposed improvement may be modified to preserve and maintain a protected tree; and 3. Extent to which a proposed change in the existing grade within the protected perimeter may be modified to preserve and maintain a protected tree. Staff Comments The applicant intends to have multiple study sessions with the Design Review Commission. Staff recommends that the first study session focus on site development and context. Staff recommends that, at a minimum, the Commission focus on the following questions and issues: 1. Location of Buildings: Should the buildings be located adjacent to Highway 24 or away from the Highway? Should the recreation buildings and outdoor space be focused on the western side of the properties? 2. Orientation: Should the buildings be oriented inwards, to the south, to the east, or to the west? 3. Access: Should the development be accessed from Stuart Street or Aileen Street? 4. Parking: Should parking be in a garage or surface parking? Should the parking access be adjacent to Highway 24 or towards the southern portion of the property? Staff recommends that subsequent study session(s) focus on the building design, height and mass, landscaping, and project details. Attachments: A. Maps and Aerials B. C-1 Zoning District Regulations C. Downtown Specific Plan Excerpt D. Downtown Design Guidelines Except E. Project Plans, received May 13, of 3

4 Stuart Street 400 ft CityGIS

5 Planning & Building Department 3675 Mt. Diablo Boulevard, Suite 210 Lafayette, CA Tel. (925) Fax (925) C-1 General Commercial District General Purpose Uses permitted Uses requiring a permit Lot area Lot width Lot depth Height Third story for residential use Setback Minimum side and rear yards Off-street parking and loading Repealed Access from residential street Design review Modifiable sections Special use provisions. NOTE: The City has other regulations, which may affect individual properties, including, but not limited to hillside development, structures over 17-ft. in height, development in excess of 6,000 sq. ft., tree protection, grading, and public art. Please review the Project Checklist available on the City of Lafayette web site at for an overview of regulations that might apply. You may consult Planning & Building Department staff to ascertain which rules and regulations apply to any given project.

6 General Commercial District General. All land in the general commercial district 1 (map symbol C-1) shall be used in accordance with the provisions of this article. (Ord (part), 1981) Purpose. (a) The purpose of this article is to provide for, and enhance the opportunities for, and protect existing establishments offering a variety of supplies or services which are essential to the economy of Lafayette but which are frequently incompatible with the operations of a retail shopping area because of their need for a large site, access by delivery and customer vehicles, open display or storage yards, and propensity to produce limited but tolerable external impacts. Such uses ordinarily do not seek locations in shopping areas and therefore must be provided for at independent locations along a major thoroughfare, away from the retail core area. (b) This article is to provide for the implementation of the general plan which encourages the separation of uses permitted in the retail core area and those permitted elsewhere in the business districts. (Ord (part), 1981) Uses permitted. The following uses may be conducted as a matter of right in the C-1 district, without the need for a land use permit. However, a land use permit (under Sections and 6-531) is required if the proposed use will result from the conversion of a residential use of the property. (a) Animal care, commercial; (b) Business and communication service; (c) General commercial sales and service where the total floor area of a building or yard area, not including areas used for parking or landscaping (whenever the primary activity is not conducted within a building), or the combination thereof, is less than 7,500 square feet in size; (d) General personal service; (e) Limited child care; (f) Self-service laundry and retail dry cleaners which comply with Section 6-532; (g) Fast-food restaurant without drive-thru, drive-up and pass-thru window service; (h) Home/business furnishings; (i) General retail sales, only in the Brown Avenue area, shown on Figure 6-983; (j) Medical services, only in the Golden Gate Way area, shown on said Figure 6-983; (k) Residential dwelling units; (l) Supportive care pursuant to LMC. (Ord. 614 (1) Exhibit A (part), 2012; Ord (A), 1987: Ord (part), 1981) Uses requiring a permit. The following uses are permitted in the C-1 district on the issuance of a land use permit: (a) Administrative civic; (b) Automotive sales, rental and delivery; (c) Automotive servicing; (d) Auto repair and cleaning; (e) Commercial automotive fee parking; (f) Commercial laundry or dry cleaning;

7 (g) Commercial recreation; (h) Community assembly and education activity; (i) Construction sales and service; (j) Convenience market; (k) Day-care and educational service; (l) Fast-food restaurant with drive-thru, drive-up or pass-thru window service; (m) Full-service restaurant; (n) General commercial sales and service, where the total floor area of a building or yard area, not including areas used for parking and landscaping (wherever the primary activity is not conducted within a building), or the combination thereof, is 7,500 square feet or more; (o) General food sales; (p) Light manufacturing and research; (q) Real estate service; (r) Repealed by Ordinance 614; (s) Hotels and motels; (t) Undertaking service; (u) Utility distribution and civic service; (v) Firearm sales; (w) Uses which the planning commission has found, after notice and hearing, to be comparable to the above uses or which can be determined to be compatible with the uses and purpose of the C-1 district. The concept of consolidation of several retail core area uses into a single complex (department store) which subverts the purpose of separation and distinction between the retail business district and/or the special retail business district and the C-1 district is not permitted. (Ord. 614 (1) Exhibit A (part), 2012; Ord , 1994: Ord (B), 1987: Ord (part), 1981) Lot area. No new lots may be created in the C-1 district smaller than 7,500 square feet in size. (Ord (part), 1981) Lot width. No new lots may be created in the C-1 district with an average width of less than 55 feet. (Ord (part), 1981) Lot depth. No new lots may be created in the C-1 district with a depth of less than 75 feet. (Ord (part), 1981) Height. No buildings or other structures permitted in the C-1 district shall exceed 35 feet in height, nor two and one-half stories, except as allowed for number of stories by Section of this chapter. (Ord (part), 1981) Third story for residential use. Notwithstanding any other provisions of this article, a third story for a building may be approved under the land use permit procedure (Section 6-215) when that third-floor area is to be used exclusively for residential use. The three-story building shall be reviewed so as to ensure that its height and proportions are consistent or compatible with other buildings in the vicinity, or that it is favorably

8 located in relation to topographic conditions in a manner that visually attenuates its height. No part of the third-floor portion of the building shall be located within 50 feet of the right-of-way, or planned right-of-way, lines of Mt. Diablo Boulevard, First Street, Golden Gate Way, Dyer Drive, Highway 24 or Pleasant Hill Road; nor within 50 feet of the boundary of any residential zone. The number of parking stalls for the residential units provided on the third floor need not meet the minimum number of parking stalls required for other residential units in the C-1 district. The number of parking stalls required will be determined by the planning commission in consideration of the cumulative parking needs of all the uses on the subject property. (Ord (part), 1981) Setback. There shall be a landscaped setback of at least ten feet from any street line for any structure in the C-1 district. No parking shall be allowed in the required setback. Setbacks for third-story portions of buildings shall be regulated by Section (Ord (part), 1981) Minimum side and rear yards. Where the site is adjacent to residentially zoned property, or to a single parcel not zoned residential but containing four or more dwelling units, there shall be a ten-foot landscaped setback along that entire property line. Side and rear yard setbacks for third-story portions of buildings shall be regulated by Section (Ord (part), 1981) Off-street parking and loading. (a) Off-street parking and loading facilities for the uses in the C-1 district shall be provided in accordance with Chapter 6-6 of this title except that the required number of off-street parking spaces for new residential units is as follows: (1) One-bedroom units, 1.0 space per unit; (2) Two-bedroom units, 1.2 spaces per unit; (3) Units with three or more bedrooms, 1.5 spaces per unit. (b) In addition, one guest parking space shall be provided for each five dwelling units. A minimum of one parking space per unit shall be covered. (c) Parking for the third-floor residential use shall not be required to provide the number of parking stalls defined in this section (see Section 6-989). (Ord (part), 1981) Repealed by Ordinance Access from residential street. Any use on a lot which has street frontage on more than one street, one street of which has a right-of-way of 55 feet or less and forms the common boundary between a district of any residential classification and the C-1 district, shall not be permitted to gain vehicular access from the residential street. (Ord (part), 1981) Design review. No building, sign or other facility shall be constructed or established, or altered or painted a new color in such a manner as to affect exterior appearance, unless plans for such proposals have been approved pursuant to the design review requirements set forth in Part 1 of this title. (Ord (e) (part), 1984: Ord (part), 1981) Modifiable sections.

9 Land use permits for special uses enumerated in Section and variance permits to modify the provisions of Sections to may be granted in accordance with the applicable provisions of Chapter 6-1 of this title. (Ord (part), 1981) Special use provisions. (a) The provisions of this section apply to any parcel of land in the C-1 district for which a building permit for a principal structure was issued during the period of the office moratorium for the C zoning district, May 14, 1979 to May 14, 1981, inclusive. It is the intent of this section to supersede and clarify any land use authorizations, restrictions or prohibitions which may have been attached to, or implied by, any approvals of land use entitlements which led to the issuance of building permits for principal structures on land in this district during the moratorium period. In addition to the uses authorized in Sections and of this article, for such parcels of land the uses enumerated in this section are authorized, provided that they are established only in the buildings or portions of buildings which were designed and constructed for general office uses. (b) Uses permitted, in addition to those listed in Section 6-983, are as follows: (1) Administrative; (2) Consultative service; (3) Medical services occupying up to 10,000 square feet of building area. Any medical services that would increase the area used beyond 10,000 square feet on that parcel shall be subject to a land use permit. (c) Notwithstanding the fact that the uses listed in subsection (b) of this section are nonconforming in the C-1 district generally, said uses are conforming and fully authorized in eligible buildings on any parcel of land which is subject to the provisions of this section. (Ord , 1992: Ord , 1982)

10 CITY OF LAFAYETTE DOWNTOWN SPECIFIC PLAN SEPTEMBER

11 East End District This district is: The eastern gateway to the downtown Lafayette s service district An area containing uses that are essential to Lafayette s economy and serve both community and regional needs An area offering a variety of supplies and services (commercial, auto-oriented, and auto-service uses) of a scale that may not be appropriate in the other districts Figure 10. East End District 4. DOWNTOWN CHARACTER 45

12 The Existing Context East End Land Use. Uses in this district are varied. There are offices, auto-oriented retail, pedestrian-oriented retail, and multifamily residential. The Lafayette Park Hotel is the major commercial use. Auto-oriented uses include auto repair and servicing, storage facility, and equipment rental. Retail uses that are more pedestrian-oriented include hair salons and food. There is a large veterinary practice. Commercial uses front Mount Diablo Boulevard with residential uses behind on Stuart, Aileen, and Elizabeth Streets. Civic uses include: Contra Costa Fire Protection District Station #15; County Board of Supervisors District Office; Lafayette Cemetery; EBMUD pumping facility; and City-owned vacant land. Along Brown Avenue there are retail, office and residential uses. Hall Lane is mixed-use with office and residential. Character. The design character of the district is as varied as its uses. At the eastern end, it is dominated by the proximity of freeway immediately adjacent to Mount Diablo Boulevard and the freeway off-ramp that crosses above the boulevard. Most of the development is from the 1960s, 1970s, and 1980s, and most is undistinguished. The exception is the hotel, the most significant building in the East End. Its building mass is countered by the heavily landscaped hill that rises up behind it. This same hill also visually buffers adjacent residential neighborhoods. The other exception is Lafayette Cemetery, providing a manicured green open space. Mount Diablo Boulevard is at its widest west of Carol Lane. Unbroken by medians or other improvements, it is often referred to as an airport runway. As typical for other areas of the downtown, development occurred mostly in the 1960s, 1970s, and 1980s. On the north side of Mount Diablo there are some larger office and residential developments; a large self-storage facility was built in Notable buildings and structures are El Charro and the gateway at Willow Drive into the older neighborhood to the south. Because the street is so wide and the scale of most buildings is low, businesses are often unnoticed. There is a variation in building designs. This variety in styles, along with mature sidewalk landscaping, ameliorates the otherwise strip commercial feel. Brown Avenue is characterized by small, one- and two-story buildings or clusters of buildings. Many of them were originally houses or duplexes. The Forge and the cottage-style restaurant represent the typical 1940s, 1950s and 1960s. Because of topography, the SR 24 overpass structure is a dominant element. The hills to the north are visible from the street corridor. Circulation and Streetscape. Major improvements are the freeway infrastructure, including a daunting chain link fence running along the boulevard, and a landscaped median with a signal and crosswalk in front of the hotel. There are sidewalks, curbs and gutters in some sections along the boulevard. Other sections have no walkway. West of Carol Lane, there are few public improvements, except for sidewalk trees and walkways. Some segments of the boulevard have a meandering walkway and planting strip. There is a signalized intersection at Carol Lane with crosswalks. There are unprotected mid-block crosswalks at Aileen and Stuart Streets. There are existing bike lanes along Mount Diablo Boulevard. However, in the eastbound direction, the bike lane ends near Mount Diablo Court, and it is replaced by sharrows indicating a shared bike/automobile lane. A shared lane also exists from Pleasant Hill Road westbound to approximately where the hotel is located, after which the bike lane begins. The Fire Station has a street signal that can be activated when engines leave the station. Stuart, Aileen and Elizabeth Streets are private, and there are no public improvements. The Mount Diablo Boulevard / Brown Avenue intersection is signalized with crosswalks. There is on-street parking on Brown Avenue. Some of the businesses have off-street parking lots. Hall Lane is private, and there are no public improvements. Overhead utility lines impact the streetscape DOWNTOWN CHARACTER

13 What the DSP Proposes East End This district will be: Where auto service uses and larger commercial establishments will be allowed An area where an informal pattern development is encouraged Buildings may locate at the street behind the required landscaped setbacks or set back further from the street Land Use. This district will remain as a mix of varied uses given that most of the area is well-developed with the hotel, cemetery, residential, office and auto-oriented retail. The area is too far from the downtown core to create strong synergies with its pedestrian-oriented retail uses. However, the area around the hotel could be a good location as a node of ground floor pedestrian-oriented uses, such as restaurants, that will complement the visitor services provided by the hotel. Upper floors of buildings will be suitable for small offices, multifamily residential or hotel expansion. This district will remain as Lafayette s location for auto-oriented commercial uses, including auto services. Nodes of pedestrian-oriented retail uses will be encouraged. These uses will provide services to employees, customers and residents. They will also serve the residential neighborhoods to the south of Mount Diablo Boulevard. Brown Avenue will retain its mixed-use village character. The intent is to encourage this small area as a destination while still providing opportunities for living and working. This will be accomplished by maintaining small parcels with small scale development, and encouraging café style restaurants, boutique retail, and small offices. Multifamily residential will be encouraged. Hall Lane is a good location for denser townhouse developments. Character. This district is the eastern gateway to the downtown for local and regional traffic heading west from SR 24 and Pleasant Hill Road. Lower scale development is appropriate to the district character and in keeping with the auto-oriented uses. The informal arrangement of buildings and variety in design will be maintained to avoid the district from developing into a strip commercial zone. To mitigate the proximity of the freeway, an abundant use of trees will be required, especially at the eastern end near Pleasant Hill Road. The physical character will continue to be dominated by the freeway, hotel and cemetery. An abundance of trees and landscape will mitigate the freeway and continue and enhance the character established by the hotel and cemetery. Development at the southwest corner of Mount Diablo Boulevard and Pleasant Hill Road will be very important. Redevelopment of existing buildings near the hotel should complement it, rather than detract from it. Circulation and Streetscape. The intent is to improve the streetscape of the district while maintaining physical and visual access to businesses. Intermittent landscaped medians with turn pockets will reduce the runway effect on Mount Diablo Boulevard west of Carol Lane. The improvements made in front of the hotel should be continued west of Pleasant Hill Road. These medians and other improvements will be designed through a public process with East End businesses and property owners. Protected crosswalks will be included. This district would benefit from a shuttle service to and from the Downtown Core. Figure 11 illustrates a conceptual cross-section showing how various circulation elements could work together. 4. DOWNTOWN CHARACTER 47

14 Figure 11. East End Example of Mount Diablo Boulevard Cross-Section Policy 2.19 Program East End - Land Use. This district will contain uses that are essential to Lafayette s economy, and community and regional needs, and offers a variety of supplies and services. Amend the Zoning Ordinance to reflect the types of uses below. The amendment of the Zoning Ordinance will include a list of all the uses allowed by right and with a land use permit. Uses allowed by right Commercial Auto-related (service, sales) Housing Small offices (e.g., administrative, consultative, medical, realty) Retail Eating establishments (e.g., restaurants, cafes) Personal services (e.g., dry cleaners, salons) Only with a land use permit Large office buildings (such as the existing office complexes in the West End on the south side of Mount Diablo Boulevard) DOWNTOWN CHARACTER

15 Policy 2.20 East End - Density. The maximum residential density is 35 units per acre. Policy 2.21 East End Building Height. The maximum number of stories is three. The maximum height is 35 feet with the ability to increase the height limit to 45 feet only if the City Council is able to make the strict findings to grant an exception to the 35-foot height limit. The exception is Brown Avenue between Mount Diablo Boulevard and Deer Hill Road where the maximum height is 35 feet and two stories. Policy 2.22 Program Program East End - Pedestrian Experience. While this district is more auto-oriented, safe and continuous pedestrian access is a priority. Eliminate walkway gaps, and improve walkways so they are accessible to all people. Install intermittent medians to enhance the aesthetics of the Mount Diablo Boulevard corridor, reduce traffic speeds, and improve pedestrian safety. Work with local businesses, property owners, and the Chamber of Commerce to implement this program. Policy 2.23 Program Program East End - Parking. The location of parking will be informal; there is no one size fits all parking solution for this district. Prepare on-street parking prototypes or templates. Each development proposal will meet the following requirements: Provide sidewalks for pedestrians with a minimum width of six feet. Improve aesthetics by providing landscaping that reaches the street Provide safe ingress and egress from the property Policy 2.24 Program Program East End - Brown Avenue. Maintain the small-scale village and historic character. The design guidelines will encourage small scale developments on small lots. Develop a plan for public improvements that may include the following elements: traffic calming; intersection improvements; public art; walkways; street trees; lighting; crosswalk at the northern end; and undergrounding utilities. 4. DOWNTOWN CHARACTER 49

16 City of Lafayette Downtown Design Guidelines Adopted September 8, 2014

17 Section 5: East End District P a g e 32 C i t y o f L a f a y e t t e

18 East End District SECTION ALL DISTRICTS Building Placement Outdoor Space Creeks & Landscape Parking & Circulation Height & Scale Building Design East End District Vision: The East End district is primarily a commercial and auto-service district offering a variety of uses. The informal arrangement of buildings and variety in design is encouraged to avoid the district from developing into a strip commercial zone. Buildings can be singular in their context and designed to accommodate functional uses. The location and configuration of parking and loading facilities are flexible and can be provided in a variety of locations. Safe and continuous pedestrian access is a priority and should balance the needs of vehicles and pedestrians. Trees and landscape help to enhance the district's character and to mitigate the freeway. The area near the Lafayette Park Hotel is an opportunity for retail and restaurant uses to support visitor services. In addition, the Downtown Specific Plan (DSP) envisions a passive park adjacent to the Gazebo to serve as an amenity to the surrounding uses, including senior housing, regional trails, the bicycle network, and the creek. East End District Zoning Standards (except Brown Avenue Character Area): Height: 35 ft. Stories: 3 Housing Density: 35 dwelling units per acre Amenities Service & Utility WEST END DOWNTOWN RETAIL PLAZA EAST END D o w n t o w n D e s i g n G u i d e l i n e s P a g e 33

19 SECTION East End District ALL DISTRICTS Building Placement Outdoor Space Creeks & Landscape Parking & Circulation Height & Scale Building Design Amenities Service & Utility WEST END East End District Guidelines BUILDING PLACEMENT 1. Maintain an informal arrangement of buildings through varied setbacks and spacing. OUTDOOR SPACE 2. Consider locating outdoor space internal to the site to provide a visual or sound buffer from the street. CREEKS & LANDSCAPE 3. Mitigate freeway impacts by incorporating trees and dense vegetation. 4. Increase landscaping between the development and the street to improve aesthetics and the pedestrian experience. PARKING & CIRCULATION 5. Provide continuous pedestrian circulation through: a. Closing walkway gaps, b. Delineating a walking route with striping where a traditional walkway would limit access to a business, or c. Providing meandering, informal walkways with recognizable separation of pedestrians and vehicles HEIGHT & SCALE 6. Use increased setbacks and backdrops, such as topography, the freeway, and existing development, to mitigate building height. Guidelines 1 and 4 Guideline 2 DOWNTOWN RETAIL PLAZA EAST END Guideline 2 P a g e 34 C i t y o f L a f a y e t t e