Coastal Apartment Homes 2250 E. Pleasant Valley Rd PZ No. 14-540-01 Special Use Permit (SUP) for a Planned Development (PD) PZ No. 14-535-01 Density Bonus (DB) PZ No. 14-570-02 Zone Change (ZC) MND No. 2015-01 Mitigated Negative Declaration Applicant: Vince Daly, Dansk Investments October 6, 2015
Aerial and Vicinity: 2
Overall Project Context: 3 Coastal Apartment Homes
Background: Jan. 10, 2015 Community Workshop Notice for Aug. 20, 2015 Planning Commission mtg. continued to Sept. 3, 2015 Site posted and noticed for Sept. 3, 2015 PC mtg. September 3, 2015 the Planning Commission approved PZ 14-540-01 (SUP-PD) & MND 2015-01, and recommended City Council approval of PZ 14-535-01 (DB) and PZ 14-570-02 (ZC) Staff appealed SUP/PRG & MND to the City Council to provide Council with a sense of context and comprehensiveness of permits 4
September 3 rd PC Community Input: Density Concern with number of units and context of adjacency with single family neighborhood Massing Concern with scale of 3-story structure Parking Concern with number of parking spaces and parking spill over (179 req. & 194 resident spaces provide) Traffic Traffic impacts due to project 5
Project Summary: Develop 6.23 acre site with 3-Story, 101-unit Apartment Building (85 market rate, 1 manager, 15 affordable for low income) 23 1-bdrm, 70 2-bdrm, & 8 3-bdrm units; 2,250 sf Rec. bldg w/3 rd floor Manager unit (1 bdrm) Project involves the retention, maintenance, and monitoring of on site Eucalyptus trees Public improvements on Etting and Pleasant Valley MND imposed mitigation measures and all environmental impacts fully mitigated 6
Requested Entitlements: Coastal Apartment Homes 1. Zone Change (PZ 14-570-02) City-initiated Zone Change, CR to R-2-PD for compliance with the 2030 General Plan designation (RLM) 2. Special Use Permit - Planned Development (PZ 14-540-01) To allow a 3-story; 83,121 sf, 101-unit Apartment Building 7
Requested Entitlements: 3. Density Bonus (PZ 14-535-01 ) To allow a thirty-five percent (35%) Density increase over the otherwise allowable density for the zone (75 dus to 101 dus) To grant two (2) incentives/concessions to permit construction of 3-Story building with 85 market rate, 1 manager & 15 affordable for low income To allow use of parking criteria under Density Bonus Law 8
Site Plan: 9 Coastal Apartment Homes
Project Perspective: 10 Coastal Apartment Homes
Development Code Consistency: 15 affordable units - 25% reduction in dev. standards With the exception of three modifications, project is consistent with R-2PD code requirements Through the SUP approval process (not DB related) three modifications requested: Reduce min. dwelling size (5-20%) Reduce min. balcony dimensions (25%) Reduce min. storage area size (8-25%) 11
Density Bonus Analysis: Under the Density Bonus Law, the City shall grant a density bonus if the applicant agrees to construct any of the following: 10% of the total units within the project for lower income households; 5% of the total units for very low income households; A senior citizen housing dev or mobile home park restricted to older persons; 10% of the total dwelling units in a common interest development for moderate-income families or persons. 12
Density Bonus Analysis (14-535-01): Once a project meets one of the thresholds previously stated, the size of the density bonus is governed by the number of affordable units the project will provide. The Density Bonus law establishes the following Density Bonus calculation for the provision of lowincome affordable units. Percentage Low- Income Units 10 20 11 21.5 13 23 14 24.5 15 26 17 27.5 18 30.5 19 33.5 20 35 Percentage Density Bonus 13
Density Bonus Analysis (14-535-01): 15 low income affordable units proposed. The otherwise allowable density for the project site is 75 units. Therefore, 20% of the units being constructed are low income affordable units. The applicant is entitled to a 35% density increase. Percentage Low- Income Units 10 20 11 21.5 13 23 14 24.5 15 26 17 27.5 18 30.5 19 33.5 Percentage Density Bonus 20 35 14
Density Bonus Analysis (14-535-01): To grant two (2) incentives/concessions due to 20% low income units Project requested 2 Density Bonus concessions: - Increase Building Height (2 stories to 3 stories) - Increase Unit Count per bldg (from max 6 du/bldg.) Density Bonus law Allows outright no covered garage spaces and no visitor parking. These incentives granted without a Density Bonus request (criteria allowed under Density Bonus Law) 15
Roadway Improvements: Cond 151 & 152 Cond. 150 Cond. 152 Cond. 151 and 150 Cond. 155 Cond 154 16 Coastal Apartment Homes
Environmental/MND No. 2015-01: Prepared for Coastal Apartment Homes & Coastal Senior/Assisted Living project Public Review June 4 to 24, 2015 Five comment letters received which did not change environmental analysis or conclusion Summary of issues: Air Quality - short term air quality impacts associated with construction 17
Environmental/MND No. 2015-01: Cultural Resources Tree protection for historic trees onsite and offsite within the immediate proximity (added mitig. Bird/Raptor & Monarch Butt). Goal is preservation of 14 on site trees; five located off site mitg. in place/prune/removal if ultimately needed Geology/Soils Implement recommendations in the Geotechnical Engineering Study 18
Environmental/MND No. 2015-01: Hydrology/Water Quality Water supply and conservation Noise - Impacts from traffic and construction; and Traffic - Circulation mitigations and infrastructure improvements 19
Recommendations: Adopt Ordinance approving the Zone Change (PZ 14-570-02) Adopt Resolution approving a Density Bonus (PZ 14-535-01) Adopt Resolution upholding Planning Commission approval of the SUP (PZ 14-540-01) 20
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