REPORT TO COUNCIL
SUBJECT
Title
Public Hearing: Action on Residential Townhouse Project at 1900 Warburton Avenue
Report
BACKGROUND
The subject project includes rezoning from General Office (OG) to Planned Development (PD) and a Tentative Condominium Map (PLN2017-12961 and PLN2018-13234) to allow development of 12 townhouse units on a 0.55 acre site located at 1900 Warburton Avenue.
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 (Fuji’s Florist). Residential land uses are located to the north of the site across Warburton Avenue and on adjacent properties to the south and east. Commercial land uses are located to the west of the site.
The project would consist of 12 townhouse units in two three-story buildings with six units each accessed from a shared driveway. A 1,404 square-foot outdoor common area would be located on the southeast corner of the property.
The Planning Commission considered the project on June 13, 2018 and forwarded a recommendation to the City Council in support of the rezoning and tentative map, subject to Conditions of Approval, as described below. The staff report with previous attachments and excerpt minutes from the Planning Commission meeting of June 13, 2018 are included with this report.
DISCUSSION
At the June 13 Planning Commission meeting, staff provided a presentation of the proposed project and its conformance with the City’s General Plan. The applicant’s presentation focused on changes to the project made as a result of the community feedback garnered at a community meeting held on April 19, 2018.
Ten members of the public spoke at the Planning Commission hearing. Three speakers were in favor of the project citing the City’s need for more housing, while the remaining speakers expressed concerns with the following:
- Existing parking issues in the neighborhood
- Potential noise and air quality impacts from the construction
- Loss of views from adjacent condominium residential units
The applicant responded to several of the concerns, stating that the project would provide guest parking in excess of the City’s standard minimum requirements and further that he is exploring the option of an off-site parking arrangement with the nearby Chamber of Commerce. In addition, the applicant stated that standard noise and air quality construction mitigation measures would be incorporated into the project construction.
The Planning Commission inquired about the City’s ability to implement permit parking and/or time restricted parking in the neighborhood. Staff explained this process occurs through the City’s Traffic Division. The Planning Commission also inquired about their ability to require off-site parking at the Chamber of Commerce. Staff responded the Chamber of Commerce property is not included in the current application and that the normal process for off-site parking permits limits the use of such to the off hours of the host site and would be subject to City Council approval.
Based on their discussion, the Planning Commission recommended that the City Council approve the requested rezoning from OG to PD for 12 units. The Planning Commission also recommended the addition of the following three conditions to the project approval:
1. Require further exploration with the Chamber of Commerce about the opportunity for an off-site parking arrangement.
2. Provide signage and/or striping limiting the guest parking for guests only. Resident parking shall not be permitted in the guest parking area.
3. Require that a Homeowners Association contact information be made available for the surrounding neighbors.
The applicant agreed to all of the added conditions and they are included in the attached Conditions of Approval.
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 members of the community 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.
FISCAL IMPACT
There is no impact to the City for processing the requested application other than administrative staff time and expense offset by processing fees paid by the applicant.
COORDINATION
This report has been coordinated with the Finance Department and City Attorney’s Office.
PUBLIC CONTACT
Public contact was made by posting the Council agenda on the City’s official-notice bulletin board outside City Hall Council Chambers. A complete agenda packet is available on the City’s website and in the City Clerk’s Office at least 72 hours prior to a Regular Meeting and 24 hours prior to a Special Meeting. A hard copy of any agenda report may be requested by contacting the City Clerk’s Office at (408) 615-2220, email clerk@santaclaraca.gov <mailto:clerk@santaclaraca.gov> or at the public information desk at any City of Santa Clara public library.
On May 30, 2018, a notice of the public hearing was published in the Santa Clara Weekly. On June 29, 2018, a notice of public hearing of this item was posted in three conspicuous locations within 500 feet of the project site and mailed to property owners within 500 feet of the project site. Comments received after July 5, 2018 will be provided at the City Council meeting of July 10, 2018 for consideration.
ALTERNATIVES
1. Adopt a Resolution approving the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program for the 1900 Warburton Residential Project;
2. Adopt a Resolution approving the rezoning from General Office (OG) to Planned Development (PD);
3. Adopt a Resolution approving the Tentative Condominium Map to allow development of 12 townhouse units;
4. Adopt a Resolution denying the rezoning from General Office (OG) to Planned Development (PD), thereby maintaining a commercial designation for the site.
RECOMMENDATION
Recommendation
Alternatives 1, 2 and 3:
1. Adopt a Resolution approving the Mitigated Negative Declaration and the Mitigation Monitoring and Reporting Program for the 1900 Warburton Residential Project;
2. Adopt a Resolution approving the rezoning from General Office (OG) to Planned Development (PD);
3. Adopt a Resolution approving 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. Planning Commission Report for June 13, 2018
2. Planning Commission Draft Excerpt Meeting Minutes of June 13, 2018
3. Resolution to Adopt the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program
4. Resolution to Approve the Rezoning
5. Resolution to Approve the Tentative Condominium Map
6. Conditions of Approval for Rezoning
7. Conditions of Approval for Tentative Condominium Map