AgdaPkt 2006-07-24 - Laserfiche WebLink

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6A Page 4 A local real estate development firm wishes to redevelop the site with housing. Their proposed project includes a 1 DO-unit residential condominium project with on-site parking and open space. The project plans are included in Attachment 1. The development would consist of a four-story "U"-shaped building with a courtyard opening up onto the creek side of the property. Parking is shown to be provided both underneath the building and in a surface parking lot behind the building. The proposed density is 43 dwelling units per acre. The proposed parking provision is 2.07 stalls per unit, which is less than the 2.25 stalls per unit specified by the Zoning Ordinance. The Zoning Ordinance was recently amended to allow reductions in the provision of guest parking if a project can be found to meet certain criteria, such as the existence of adequate on-street parking and the proximity to retail services, however, this report will not comment on the possible eligibility of this project to obtain this relief in parking standards. The developer has prepared concept level plans for the proposed project. The plans and other documents are included in Attachment 1. The supporting documentation includes a preliminary traffic study which assesses the potential trip generation of the proposed use in comparison to the trip generation of other potential uses of the site, such as an office use. Staff notes that the study assumed that the office building would be approximately 80,000 square feet. At 2.3 acres, or about 100,000 square feet. this represents an 80% floor area ratio (FAR). The Industrial Park Zoning District, which currently governs this property, allows a maximum FAR of 40%. Thus, for this property, the maximum site buildout would yield about 40,000 square feet. Therefore. the developer's traffic study does not reflect actual development potential and trip generation under the current zoning designation. Please refer to the applicant's packet in Attachment 1 for more detailed project information and concept level plans. GENERAL PLAN AND ZONING COMPLIANCE: The current General Plan Land Use Designation is Commercial - Office Park, which does not allow housing. The property is located within the Industrial Park - Combined Vehicular (IP-V) Zoning District, which also does not allow residential land uses. Thus, the proposed project is not compatible with the existing General Plan Land Use Designation or site zoning. The applicant is proposing to amend the General Plan Land Use Designation to Heavy Commercial- Mixed Use, which does allow for housing at a density of up to 40 dwelling units per acre. Along with this proposed General Plan Amendment, a Zoning Map Amendment to General Commercial- Combined Residential (CG-R) or a site specific Precise Plan is also sought. Like the General Plan Land Use Designation of Heavy Commercial- Mixed Use, the CG-R Zoning District allows residential land uses at a density of up to 40 dwelling units per acre. A site specific Precise Plan could be drafted to allow the speCific land use and density that the developer is seeking. -.,.