REPORT TO PLANNING COMMISSION
SUBJECT
Title
Action on Residential Townhouse Project at 1900 Warburton Avenue
...Title
BACKGROUND
The applicant, Samir Sharma, is requesting a rezoning of a 0.55 acre site from General Office (OG) to Planned Development (PD) and approval of a Tentative Condominium Subdivision Map to allow the development of a 12-unit residential townhouse project (PLN2017-12961 and PLN2018-13234).
The project site is on the south side of Warburton Avenue between Scott Boulevard and Civic Center Drive and is currently developed with one commercial building utilized as a florist shop. Residential land uses are located to the north of the site across Warburton Avenue and to the south and east. Commercial land uses are located to the west of the site.
DISCUSSION
The project was reviewed for consistency with the City’s General Plan, Zoning Ordinance, and community outreach policies.
General Plan Conformance:
The project site is designated Medium Density Residential in the General Plan. This land use designation allows a residential density of 20-36 dwelling units per acre. By allowing the development of 12 units on a 0.55 acre site, the project is within the intended density range at approximately 22 dwelling units per acre.
The project is also consistent with the following General Plan policies:
General Land Use Policies:
• 5.3.1 - P2: Encourage advance notification and neighborhood meetings to provide an opportunity for early community review of new development proposals.
• 5.3.1 ‐ P9: Require that new development provide adequate public services and facilities, infrastructure, and amenities to serve the new employment or residential growth.
• 5.3.1 - P26: Support a community‐initiated planning process so that existing neighborhoods can participate in developing more detailed plans for street, landscape and pedestrian facility improvements.
• 5.3.2 ‐ P4: Encourage indoor and outdoor private and common spaces as part of all new residential developments, including clustering of units to maximize open space opportunities where appropriate.
The allowance for a planned development zoning is consistent with the site’s General Plan land use designation and addresses the site’s unique configuration and interface with varying land uses. The applicant conducted public outreach through mailings and a community meeting to involve neighboring property owners in the design of the project.
The proposed project would provide an approximately 1,404 square-foot common open space area, which would include an open lawn area, seating area, and barbecues. The space is large enough to accommodate community gatherings and interaction between residents to support a sense of neighborhood. The project will also be responsible for in-lieu Parks and Recreational Land impact fees.
Transition Policies:
• 5.5.2 - P3: Implement site design solutions, such as landscaping and increased building setbacks, to provide a buffer between non‐residential and residential uses.
The project would include a landscape buffer between the proposed residential uses and the commercial properties to the west of the project site. The proposed common open space area is located on the southeast corner of the property to provide a buffer to the adjacent condominium building’s pool area. The project would implement the complete street streetscape with a four foot park strip and additional landscape behind the sidewalks on Warburton Avenue.
Zoning Conformance
The project site is currently zoned General Office (OG). This Zoning designation is intended to provide an environment exclusively for and conducive to the development and protection of administrative facilities and business office centers, but is not consistent with the General Plan vision for residential development on the site. The proposed rezone to PD would allow residential development on the property and would implement the General Plan Medium Density Residential designation. A conventional zoning district, as set forth in the Zoning Ordinance, would not allow the height and setbacks requested by the applicant.
Architecture and Site Design:
The project includes 12 townhouse units in two, three-story buildings with six units each. The 1,404 square-foot outdoor common area is located on the southeast corner of the property. Units would range from 2,197 to 2,430 square feet and would each include three bedrooms, three bathrooms, and a two-car garage. The architecture of the proposed buildings is Mediterranean style and incorporates stucco, wood, and clay barrel tile roofing. Fenced front yard areas would be provided in front of each unit.
The building massing and three-story design is consistent in scale with adjacent commercial and multifamily residential development. The project proposes a complete street treatment along the frontage consisting of a five foot sidewalk and a four foot wide tree lined planter strip adjacent to the curb.
Affordable Housing
The City of Santa Clara’s Affordable Housing Ordinance became effective on February 22, 2018. The Council agreed, with recommendation from the Ad Hoc Affordable Housing Working Group, to allow for grandfathering provisions to give projects and applicants sufficient time to adjust to the new requirements. During this implementation period the City’s Inclusionary Housing Policy (1992), which requires for-sale residential development with ten or more units to provide at least 10 percent of units at below market rates, is still applicable. This project currently falls within the timeframe of the implementation period, as set out in Resolution 17-8482, and is therefore only required to provide 10 percent Affordable Housing in line with the City’s Inclusionary Housing Policy (1992). Based on this, the project will provide one affordable unit.
Circulation and Parking:
The project site has one shared driveway entrance from Warburton Avenue. Two car garages are provided for each of the 12 units. The proposed conditions of approval require that the garages be accessible for two-car covered parking at all time and that they be wired to allow for electrical vehicle charging. Pursuant to the PD Zoning Code, at least ten percent of the total required parking spaces would be provided to visitors. Based on the required 24 garage spaces, three guest spaces are required. As noted above, a total of five guest parking spaces are provided in various locations on the site.
Conclusion:
Approval of the project would allow a project that is consistent with the vision of the General Plan for the Medium Density Residential designation and provides new for-sale housing opportunities with adequate outdoor space. The requested PD zoning is required to implement the General Plan designation and policies applicable to the project site that support new residential land uses.
FISCAL IMPACT
There is no impact to the City for processing the requested application other than administrative staff time and expense typically covered by processing fees paid by the applicant.
ENVIRONMENTAL REVIEW
A Mitigated Negative Declaration (MND) was prepared and a Notice of Availability was circulated for a 20-day period from March 19, 2018 through April 9, 2018 in accordance with California Environmental Quality Act (CEQA) requirements. The Community Development Department received six comment letters from six community members identifying concerns with traffic, potential aesthetic impacts, and construction noise. Responses to the comments are included in the final IS/MND (Attachment 2).
The MND examined environmental impacts associated with the proposed project development and identified potential air quality, biological, cultural resources, traffic, and hazardous materials impacts. The MND also identified mitigation measures that would reduce all potential impacts to less than significant levels. A detailed discussion of the potential impacts and mitigation measures to be applied to the project are specified in the MND and would be implemented through project conditions of approval and the Mitigation Monitoring and Reporting Program for the proposed project.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
A notice of public hearing of this item was posted in at least three conspicuous locations within 500 feet of the project site and mailed to property owners within 500 feet of the project site on June 1, 2018. A notice was published in the Santa Clara Weekly on May 30, 2018. Planning staff received one comment e-mail during the preparation of this report, which is included as Attachment 5. Comments received before June 8, 2018 will be provided at the Planning Commission meeting of June 13, 2018 for consideration.
A project community meeting was held on April 19, 2018 at the Senior Center. Approximately ten members of the community attended the meeting and expressed general interest in the project and concerns about existing parking and traffic issues in the neighborhood that may be exacerbated by the project. In addition, residents of the condominium development at 1700 Civic Center Drive expressed specific concerns about the new structures blocking views from their units and potential privacy impacts to their adjacent pool area.
As a result of the feedback garnered at the meeting, the applicant redesigned portions of the project to address parking and perceived privacy impact concerns. The open space area was originally in the center of the site, but was relocated to the southeast corner of the property to provide a buffer to the adjacent condominium building’s pool area. In addition, more guest parking spaces were added for a total of five guest parking spaces where only three are required.
ALTERNATIVES
1. Adopt a resolution recommending to the City Council adoption of the Mitigated Negative Declaration and adoption of the Mitigation Monitoring and Reporting Program for the 1900 Warburton Residential Project;
2. Adopt a resolution recommending to the City Council approval of the rezoning from General Office (OG) to Planned Development (PD);
3. Adopt a resolution recommending to the City Council approval of the Tentative Condominium Map to allow development of 12 townhouse units.
4. Adopt a resolution recommending to the City Council denial of the rezoning from General Office (OG) to Planned Development (PD), maintain a commercial designation for the site.
RECOMMENDATION
Recommendation
Alternatives 1, 2, and 3:
1. Adopt a resolution recommending to the City Council adoption of the Mitigated Negative Declaration and adoption of the Mitigation Monitoring and Reporting Program for the 1900 Warburton Residential Project;
2. Adopt a resolution recommending to the City Council approval of the rezoning from General Office (OG) to Planned Development (PD);
3. Adopt a resolution recommending to the City Council approval of the Tentative Condominium Map to allow development of 12 townhouse units.
Staff
Reviewed by: Andrew Crabtree, Director of Community Development
Approved by: Deanna J. Santana, City Manager
ATTACHMENTS
1. Reserved for Summary of Planning Commission Action
2. Mitigated Negative Declaration
3. Mitigation Monitoring and Reporting Program
4. Project Data and Maps
5. Resolution Recommending Adoption of the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
6. Resolution Recommending Approval of the Rezoning
7. Resolution Recommending Approval of the Tentative Subdivision Map
8. Conditions of Rezoning Approval
9. Conditions of Tentative Subdivision Map
10. Correspondence
11. Shadow Study Images
12. Development Plans