REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on the first-time extension for a previously approved Architectural Review for a 371 Unit Multi-Family Housing Project at 2225 Calle De Luna & 2232 Calle Del Mundo (CEQA: Reuse of a Mitigated Negative Declaration)
Report
File No. (s): PLN22-00634 (Original Approval: PLN2020-14513; Minor Amendment: PLN22-00080)
Location: 2225 Calle de Luna & 2232 Calle Del Mundo; two parcels with a total lot area of 2.024 acres, located at the southwest corner of Calle Del Luna and Calle De Mundo; APN: 097-46-020, 097-46-027; Property is zoned Transit Neighborhood (TN).
Applicant: David Moore / Greystar GP II, LLC
Owner: GS Tasman East Subsidiary, LLC
Request: First time extension for a previously approved Architectural Review for a 371-unit multi-family housing development within two 8-story buildings on two parcels (20 and 27) with a total lot area of 2.024 acres with 306 parking spaces. The project involves demolition of two existing 2-story buildings.
Project Data
The Project Data Table is included as Attachment 3.
Points for Consideration
Summary
• The Architectural Review approval for the proposal was granted at the Development Review Hearing on February 3, 2021. This included Zoning Administrator Minor Modifications to decrease the number of parking spaces from required 331 spaces to 306 proposed spaces and an increased height of 90 feet, where 85 feet is the maximum allowed.
• On May 16, 2022, a Minor Amendment to the Approved project was granted to remove of the 4.5’ step-up from the ground floor as the anticipated change in the FEMA Map was still pending at the time of Building Applications.
• The proposal is to redevelop the 2.024-acre site within the Tasman East Specific Plan (TESP) and construct two eight-story 371 for rent unit housing project. The site is located within the Center District of the TESP, which envisions the parks to be signature social elements of the open space network providing flexible urban hardscape plazas and hardscape and intimate neighborhood-serving amenities.
• The density range for the Transit Neighborhood (TN) designation is 100-350 dwelling units per acre. Both the parcels 20 and 27 are 1.012 acre with a density of 183-184 dwelling units per acre (du/acre).
• Parcel 20 is proposed to be eight-story mid-rise building with 185 residential units with 147 parking spaces on the three levels of above ground parking and accessible through Calle Del Mundo.
• Parcel 27 is proposed to be eight-story mid-rise building with 186 residential units with 159 parking on the three levels of above ground parking and accessible through Calle De Luna.
• A total of 48 affordable units would be provided at moderate-income household secured through an agreement between the City and the property owner.
• With the recent adoption of the TESP and the City Place project, the site and its surroundings are expected to be a neighborhood in transition. Currently, the neighborhood is characterized by low intensity industrial buildings.
Building Design
• The project includes an eight-story residential building on each parcel with parking on the first three levels. The parking garage is not visible from any of the streets (Calle De Luna, Lick Mill Boulevard or Calle Del Mundo) except for the garage entry because the project’s residential and residential ancillary uses (fitness room, mailroom & lobby) wrap the garage in these areas. The base of the rear of the building, which is the exterior of the garage and not wrapped by residential units, is not visible from any street.
• Both Parcel 20 and 27 on the ground level includes residential amenities including a fitness area, park and open space areas. The project includes podium terrace with pool, club and recreation rooms the fourth floor. Level five and eight have additional amenity spaces such as club house, work pods, and sky lounges. Levels second to eight consist of residential units. An art wall is proposed along the greenway frontages and also on the west elevation of the project site.
• The project is consistent with the Building Design Guidelines of the TESP. Other TESP standards and guidelines are achieved that requires addressing the building design (fenestration, building scale, rooftop amenity areas), bulk and massing (discouraging long buildings), building frontages (setbacks, ground floor residential). The overall architecture of the buildings represents a contemporary design. Both buildings are mid-rise uses stone tiles, cement fiber rainscreen panels, cement plaster and metal panels. Aluminum storefront windows system and art wall are additional features.
• Building Frontages. Setbacks are adhered and other architectural elements such as canopies, recess are provided that meet the standards. Breaks and notches are included along the facades to avoid a monotonous building.
• Building Performance. Solar ready areas are proposed on the roof.
• The proposed development is consistent with the General Plan, and with the TN Zoning District development standards. The approved TESP provides for a residential yield of up to 4,500 new dwelling units over the next 20 years. A total of 371 units is proposed. This project is second of the projects within the TESP for approval consideration.
• The proposal will support goals, policies and land uses established in the TESP to create a mix of housing types, open spaces, and supporting linkage to the Guadalupe River Trail.
Open Space
No dedicated parkland space required for these parcels. The project provides a 15-foot wide shared Greenway with a 5’ setback to the building on each parcel and running thorough the length of the parcels. This greenway serves as a pedestrian connection from Lick Mill Boulevard. Additionally, privately-owned open space is provided in the form of amenity spaces, podium terrace with pool, and roof terrace.
Parking
The project provides a total 306 parking spaces, where 331 spaces are required. A Minor Modification requested is recommended for approval to address this deficit. Parcel 20 provides 147 parking spaces that includes 3 accessible spaces, 15 EV complaint spaces, 9 guest spaces and a car share parking. Parcel 27 provides 159 parking spaces that includes 3 accessible spaces, 15 EV complaint spaces, 9 guest spaces and a car share parking.
Findings
1. That any off-street parking area, screening strips and other facilitates and improvements necessary to secure the purpose and intent of this title and the general plan of the City area a part of the proposed development, in that;
• The development provides a total of 306 on-site parking spaces and provide adequate circulation for vehicular access. The project involves a minor modification to decrease the to decrease the number of parking spaces from required 331 spaces to 306 proposed spaces.
2. That the design and location of the proposed development and its relation to neighboring developments and traffic is such that it will not impair the desirability of investment or occupation in the neighborhood, will not unreasonably interfere with the use and enjoyment of neighboring developments, and will not create traffic congestion or hazard, in that;
• The proposed project would not generate an increase trip to the level of significant impact as determined in the Mitigated Negative Declaration.
• The proposed project incorporates high quality sustainable, energy efficient materials and will meet or exceed all CalGreen requirements.
• The project is consistent or seeks a modification to be consistent with the Tasman East Specific Plan Street Design Guidelines, Open Space Design Guidelines and Building Design Guidelines. The project implements the TESP by providing the necessary components such as bike lanes, sidewalk widths, landscaping for Calle Del Mundo and Calle De Luna in accordance with the TESP.
• On balance, the project is consistent with the City’s General Plan as discussed in Table 2 of Attachment 3.
3. Proposed lot coverage within the maximum 40% lot coverage permissible in the R1-6L zoning district. That the design and location of the proposed development is such that it is in keeping with the character of the neighborhood and is such as not to be detrimental to the harmonious development contemplated by this title and the general plan of the City, in that;
• The development is consistent with the Transit Neighborhood designation. The project is compatible with the planned high-density residential uses in the area.
4. That the granting of such approval will not, under the circumstances of the particular case, materially affect adversely the health, comfort or general welfare of persons residing or working in the neighborhood of said development, and will not be materially detrimental to the public welfare or injuries to property or improvements in said neighborhood, in that;
• The project is subject to the California Building Code and City Code requirements, which serve to regulate new construction to protect public health safety and general welfare.
• The use, scale, and design of the development, as conditioned, are consistent with the Tasman East Specific Plan standards and are compatible with the planned uses in the surrounding area.
5. That the proposed development, as set forth in the plans and drawings, are consistent with the set of more detailed policies and criteria for architectural review as approved and updated from time to time by the City Council, which set shall be maintained in the planning division office, in that;
• The proposed development provides for an attractive, inviting, imaginative and functional site arrangement of the building, the obscured parking areas, and a high quality architectural and landscape design. The project also provides for proper access, visibility and identity, and access to transit within the Tasman East Specific Plan and adds new rental housing with some affordable housing.
CONDITIONS OF APPROVAL
Please refer to Attachment 1.
ENVIRONMENTAL REVIEW
A memorandum for Determination of Consistency with the Tasman East Specific Plan EIR was approved on February 3, 2021, at the Development Review Hearing. It is available on the City’s Website at: <https://www.santaclaraca.gov/Home/Components/BusinessDirectory/BusinessDirectory/395/3649>
PUBLIC CONTACT
On December 22, 2022, a notice of public hearing of this item was posted within 300 feet of the project site and mailed to property owners within 1,000 feet of the project site. As of the writing of this report, planning staff has not received public comments for this application.
RECOMMENDATION
Recommendation
Approve the first-time extension on a previous Architectural Review Approval for 371 Units housing project at 2225 Calle De Luna & 2232 Calle Del Mundo, subject to conditions.
Staff
Prepared by: Nimisha Agrawal, Associate Planner, Community Development Department
Approved by: Lesley Xavier, Planning Manager, Community Development Department
ATTACHMENTS
1. Conditions of Approval
2. Development Plans
3. Project Data and General Plan Consistency Table