AgdaPkt 2019-05-20 Joint SA PFA - Laserfiche WebLink

Browse Search

7.A. - Page 4 of 141 FIGURE 3 — IMPACT AND FAIR SHARE FEES ANALYSIS Building Heights —The proposed residential buildings along Broadway and Bay are 70 ft. tall and 60 ft. along and Chestnut. The tallest five -story office building (Building C along Woodside) is 79 ft. tall to the parapet, with the other two having a height of 64 ft. Each office building has an additional 10 ft. tall mechanical screen not subject to height limits per Section 32.7 (Permitted Exceptions to Height Limitations). The MUC-GB Zoning District allows building heights of up to 85 ft. and six stories for projects that provide a public benefit, such as ground floor retail and publicly -accessible open space of a quarter of an acre or more (Section 53.7). The project provides a public benefit, as defined in the ordinance, by providing both retail at a depth of at least 20 feet along Broadway and a 1.6 -acre publicly accessible open space. Staff recommends that these public benefit findings be made, as described in the Resolution (Attachment B). Affordable Units- Initial project design included 400 residential units. residential units, as well as the commercial and office development, the applicant redesigned the projectto include an additional 119 units affordable to low, very low, and extremely low income residents with one manager unit. These affordable units are provided in partnership with Mid -Pen Housing within one of the three residential buildings. These units are separated from the other residential units to facilitate Mid -Pen financing, ownership and management of the units. The Mid -Pen building will not share the market -rate amenities, but instead have separate amenities to serve their population, including playground and other types of services. To mitigate the impact of the 400 FIGURE 4 AFFORDABLE UNITS 95 Low Income Units 12 Very Low Income Units 12 Extremely Low Income Units 119 AFFORDABLE UNITS plus a manager's unit (120 total) The proposed 119 units mitigate both the impact of the residential development and the office and retail development. The City's ordinance specifies a mix of affordability of 10 percent moderate, 5 percent low and 5 percent very low income units. The ordinance allows applicants to propose an alternative mix subject to City approval. The proposed mix, while not providing moderate rate units, increases the proportion of low income units and extremely low income units and exceeds the value of the ordinance -required mix. Staff recommends approval of the Affordable Housing Plan per the findings in the attached resolution (Attachment B). Concessions Requested under State Density Bonus Law - The project qualifies for two concessions under the state density bonus law, as it provides over 20% of the base units at the low income level. The applicant is requesting one concession for individual storage space requirements and a second parking concession, which must be granted unless specific findings can be made regarding adverse impacts, financial feasibility, or conflicts with state or federal law. The parking concession is discussed in the section on parking and transportation demand management. The Zoning Code requires that each residential unit have a minimum of 80 cubic feet of storage (Section 368 Parks Impact Fee $4,653,776.97 Transportation Impact Fee $758,373 Transportation Fair Share Sub Total Water and Sewer Fees $3,062,050 TBD School Impact Fees (District) TBD Public Art Fee 1% of construction valuation ANALYSIS Building Heights —The proposed residential buildings along Broadway and Bay are 70 ft. tall and 60 ft. along and Chestnut. The tallest five -story office building (Building C along Woodside) is 79 ft. tall to the parapet, with the other two having a height of 64 ft. Each office building has an additional 10 ft. tall mechanical screen not subject to height limits per Section 32.7 (Permitted Exceptions to Height Limitations). The MUC-GB Zoning District allows building heights of up to 85 ft. and six stories for projects that provide a public benefit, such as ground floor retail and publicly -accessible open space of a quarter of an acre or more (Section 53.7). The project provides a public benefit, as defined in the ordinance, by providing both retail at a depth of at least 20 feet along Broadway and a 1.6 -acre publicly accessible open space. Staff recommends that these public benefit findings be made, as described in the Resolution (Attachment B). Affordable Units- Initial project design included 400 residential units. residential units, as well as the commercial and office development, the applicant redesigned the projectto include an additional 119 units affordable to low, very low, and extremely low income residents with one manager unit. These affordable units are provided in partnership with Mid -Pen Housing within one of the three residential buildings. These units are separated from the other residential units to facilitate Mid -Pen financing, ownership and management of the units. The Mid -Pen building will not share the market -rate amenities, but instead have separate amenities to serve their population, including playground and other types of services. To mitigate the impact of the 400 FIGURE 4 AFFORDABLE UNITS 95 Low Income Units 12 Very Low Income Units 12 Extremely Low Income Units 119 AFFORDABLE UNITS plus a manager's unit (120 total) The proposed 119 units mitigate both the impact of the residential development and the office and retail development. The City's ordinance specifies a mix of affordability of 10 percent moderate, 5 percent low and 5 percent very low income units. The ordinance allows applicants to propose an alternative mix subject to City approval. The proposed mix, while not providing moderate rate units, increases the proportion of low income units and extremely low income units and exceeds the value of the ordinance -required mix. Staff recommends approval of the Affordable Housing Plan per the findings in the attached resolution (Attachment B). Concessions Requested under State Density Bonus Law - The project qualifies for two concessions under the state density bonus law, as it provides over 20% of the base units at the low income level. The applicant is requesting one concession for individual storage space requirements and a second parking concession, which must be granted unless specific findings can be made regarding adverse impacts, financial feasibility, or conflicts with state or federal law. The parking concession is discussed in the section on parking and transportation demand management. The Zoning Code requires that each residential unit have a minimum of 80 cubic feet of storage (Section 368