AgdaPkt 2003-08-11 - Laserfiche WebLink

Browse Search

7-6 -7 c� Zoning = Single Family Residential (R -1) Although the building footprint will be predominately locatecd-on the 150 El Camino Real portion (except for a few feet), the applicant will still need a General Plan and Zoning Map Amendment for the 20 Avondale parcel in order to build the project as proposed. Otherwise, the office building would have to be smaller since the actual commercial parcel would also be smaller (12,370 -sq. ft. versus 19,237 -sq. ft.) A seventy percent FAR of just the 150 El Camino Real parcel would only allow a 8659 - sq. ft. office building (versus the proposed 13,466 sq. ft. office building). The proposed change for 20 Avondale is as follows and summarized in the map in Attachment #4: General Plan: From 'Low Density Residential'— To 'Heavy Commercial /Office Mixed Use' Zoning From 'Single Family Residential' (R -1) — To 'General Commercial — Combined Residential' (CG -R) Some neighbors have expressed a concern that the Zoning and General Plan Amendments will result in further encroachment of commercial buildings in the neighborhood. They are concerned that a future commercial building could be built toward the rear of the property (on the current 20 Avondale site, closer to the residential structures). In order to provide some certainty that the rear portion of the lot will not have any structures on it, staff is recommending that a deed restriction ( "declaration of restriction ") be recorded at the time the Subdivision Map is approved. This would prohibit any type of above grade development on the rear portion of the lot. Furthermore, the developer will need to file a Subdivision Map in order to merge the two parcels into one parcel since the underground parking structure would otherwise cross a property line, which is not allowed. PLANNED DEVELOPMENT PERMIT Planned Development Permits are required for all mixed -use developments within the City. Generally, the purpose of Planned Development Permits is to: "encourage the development of innovative projects which incorporate the highest quality architectural solutions, building materials, and landscaping concepts; to promote the most functional and aesthetic relationships between building structures, signs, open space and parking areas in residential, commercial and industrial zoning districts; and to encourage the development of quality open space and recreational opportunities within projects." For the specific instance of mixed -use development, the Planned Development Permit is a tool to ensure that the various proposed uses are appropriately integrated in a high quality and aesthetically superior project. Also the Planned Development Permit would allows for the setback deviations along El Camino Real and Avondale Avenue. The Planning Commission should consider the project in terms of overall development quality. The Architectural Review Committee (ARC) has reviewed the