REPORT TO DEVELOPMENT REVIEW HEARING
SUBJECT
Title
Action on the proposed 80-unit supportive Senior Affordable Housing within the Lawrence Station Are Plan (LSAP) located at 3335 Kifer Road
Report
BACKGROUND
On June 25, 2020, Allied Housing Inc (“Applicant”) filed an application for the 0.52-acre site at 3335 Kifer Road. The site currently has one vacant 8,627 square feet office building.
File No. (s): PLN2020-14476
Location: 3335 Kifer Road, a 0.52-acre site located at North side of Kifer Road; APN: 216-33-035; Property is zoned Lawrence Station Area Plan.
Applicant / Owner: Allied Housing Inc
Request: Architectural Review of 80-unit affordable senior rental apartments (supportive housing development, 56% restricted to homeless persons) in a six-story 50,842 square foot building with 24 parking spaces on a 0.52-acre site within the Lawrence Station Are Plan (LSAP).
Project Data:
|
|
Existing |
Proposed |
|
General Plan Designation |
Very High Density Residential |
No change |
|
Zoning District |
Lawrence Station Area Plan |
No change |
|
Land Use |
Office |
Residential |
|
Lot Size |
0.52 acres |
No change |
|
Building Square Footage (sf.) |
8,627 sf |
50,842 sf |
|
Residential Units |
N/A |
80 |
|
Parking |
Surface parking |
24 |
DISCUSSION
The proposed project site is designated Very High Residential per the Land Use Plan of the Lawrence Station Are Plan (LSAP). Very High Density Residential (51-100 DU/AC) classification is intended for residential development at densities ranging from 51 to 100 units per gross acre. This density range is intended to take advantage of proximity to transit, offering an urban feel and typically comprised of mid- to high-rise buildings featuring structured or below-grade parking, as well as shared outdoor space. Additionally, retail and other compatible commercial uses that activate the street shall be permitted on the ground floor.
Parcels with the very high-density residential land use designations are located adjacent to Lawrence Expressway and Central Expressway, and between Copper Road and Corvin Drive. The height limit for buildings on parcels with the very high-density residential designation is 100 feet. The proposed building height is 68 feet to the top of the parapet (excluding stair/elevator tower).
The Kifer Senior Housing Project is eligible for streamlined review under AB 2162 and additional density bonus under AB 1763. The Project is a 100% permanent supportive housing development with long-term affordability restrictions located in a multifamily zoning district.
Density Bonus Request - AB 1763
Based on the LSAP, the maximum density allowed for this site is 52 units. As part of the application, the applicant is requesting a 54% density bonus to allow 80 total apartment units to be constructed on the site. This unit count will achieve an economy of scale that will enhance operating efficiencies, optimize the use of public resources and improve the Project’s competitiveness for funding sources, tax credits and other financing.
Assembly Bill 1763, signed by the Governor in 2019, requires an 80% density bonus be granted to housing projects that are 100% affordable, exclusive of the manager’s unit (Government Code Section 65915). Under the Very High Density Residential designation in the LSAP, the property would be allowed to be developed at a density of 100 dwelling units per acre, or 52 total units of market rate housing. This project is requesting a bonus of 28 units, or about 54% above the density allowed by the zoning, with implementation of AB 1763 legislation for affordable housing projects.
AB 1763 further prohibits a city, upon request of the developer, from imposing any minimum vehicular parking requirement for a development that is 100% affordable to lower income households, exclusive of the manager’s unit. “Lower income,” as defined by the statute means households earning at or below 80% of AMI. Since the Project will restrict occupancy to all units except the manager’s unit, to households at or below 60% of AMI, including a large share of the units further restricted at 30% AMI, the Project qualifies for relaxation of the minimum parking requirement. The project proposes a total of 24 parking spaces for the project, where 85 spaces would typically be required. LSAP requires 1 parking space per studio/one-bedroom unit and 2 parking spaces per 2-bedroom/3-bedroom unit.
The building will include a total of 80 residential units including 30 studios, 45 one-bedrooms and 5 two-bedrooms. Residents will have access to balconies at the apartment units and outdoor terraces at the second and sixth floors. Several community amenities will be incorporated into the Project’s programming, including a ground floor community room, property management office, resident services office, elevator lobby and bike storage room. The second floor will have another designated community space overlooking Kifer Road and a solarium is proposed at the top floor adjacent to the shared outdoor patio.
Points for consideration for the Architectural Committee
• The applicant proposes to redevelop the 0.52-acre site within the LSAP and construct an 80-unit affordable senior supportive housing project.
• The density range for the Very High Density Residential designation is 51-100 du/ac. Based on the subject 0.52 acre site, the project site qualifies for up to 52 housing units if it were developing with market rate housing only.
• Assembly Bill 1763, signed by the Governor in 2019, requires an 80% density bonus be granted to housing projects that are 100% affordable, exclusive of the manager’s unit (Government Code Section 65915). Therefore, the project qualifies for a 54% residential density bonus.
o The applicant is requesting two density bonus concessions. First one is to eliminate the requirement for Street Trees along Kifer Road since it is practically infeasible due to utility clearance requirements along Kifer Road. The other one is for exception from the LSAP requirement to provide commercial space along Kifer Road.
• 56% of the units are restricted to homeless persons.
• The project is subject to SB 35 ministerial approval, but the project is not exempt from architectural review, and the City Code still requires approval via a DRH meeting. The City is limited to imposing objective architectural standards and only consider design criteria that are “objective”.
• The proposed development is consistent with the General Plan, and with the LSAP Zoning District development standards. The approved LSAP provides for a residential yield of up to 3,500 new dwelling units and up to 104,000 square feet of neighborhood serving retail and commercial space on approximately 70 acres.
• The proposal will support goals, policies and land uses established in the LSAP to create a mix of housing types, open spaces, and supporting linkage to the Calabazas Creek Trail and Lawrence Caltrain Station area.
• One correspondence was received and attached to this report for review.
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;
• AB 1763 further prohibits a city, upon request of the developer, from imposing any minimum vehicular parking requirement for a development that is 100% affordable to lower income households, exclusive of the manager’s unit. “Lower income,” as defined by the statute means households earning at or below 80% of AMI. Based on the nature of the residential occupants and the proximity of the development to transit, this reduction is justified.
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 design and upgrades to the public infrastructure and landscaping would improve the area’s streetscape by providing, bike lanes, landscaping, tree wells, and increased sidewalk widths.
• The proposed project incorporates high quality sustainable, energy efficient materials and will meet or exceed all CalGreen requirements.
3) 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 Very High Density Residential designation identified in the Lawrence Station Area Plan in conjunction with the density bonus allowances identified by Assembly Bill 1763, signed by the Governor in 2019, requires an 80% density bonus be granted to housing projects that are 100% affordable. The project is compatible with existing and planned residential uses in the surrounding Lawrence Station plan 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 Lawrence Station Area Plan policies and are compatible with existing and 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. The policies and criteria so approved shall be fully effective and operative to the same extent as if written into and made a part of this title, in that;
• The proposed development provides for an attractive, inviting, imaginative and functional site arrangement of buildings and 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 Lawrence Station Area Plan and adds new affordable senior supportive housing units.
ENVIRONMENTAL REVIEW
This project qualifies as supportive housing, and therefore is subject to the CEQA exemption.
FISCAL IMPACT
There is no fiscal 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.
COORDINATION
This report has been coordinated with the City Attorney’s Office.
PUBLIC CONTACT
On March 3, 2021, the notice of public hearing for the March 17, 2021 Development Review Hearing meeting for this item was posted in three conspicuous locations within 300 feet of the project site and was mailed to property owners within a 1,000-foot radius of the project boundaries.
RECOMMENDATION
Recommendation
Approve the architectural review of the proposed 80-unit supportive Senior Affordable Housing within the Lawrence Station Are Plan (LSAP) located at 3335 Kifer Road, subject to conditions
Staff
Reviewed by: Elaheh Kerachian, Associate Planner, Community Development Department
Approved by: Gloria Sciara, Development Review Officer, Community Development Department
ATTACHMENTS
1. Development Plans
2. Conditions of Approval
3. Density Bonus Concessions Letter
4. SB330 Preliminary Application
5. Correspondence