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922-936 East Green Street Predevelopment Plan Review

922-936 East Green Street Predevelopment Plan Review. City Council Meeting November 4, 2013. Vicinity Map. Subject Site Zoning. Background. Zoning : CD-5 (Central District, sub-district 5- Lake Avenue) Zoning District Entire site is located within a Transit Oriented District (TOD)

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922-936 East Green Street Predevelopment Plan Review

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  1. 922-936 East Green Street Predevelopment Plan Review City Council Meeting November 4, 2013

  2. Vicinity Map

  3. Subject Site Zoning

  4. Background • Zoning: CD-5 (Central District, sub-district 5- Lake Avenue) Zoning District • Entire site is located within a Transit Oriented District (TOD) • Two parcels comprise site: • 922 East Green Street - 8,442 square feet (.19 acres) • 936 East Green Street – 10,062 square feet (.23 acres)

  5. Project Description • Mixed-Use Project • 45 for sale dwelling units. • 41 dwelling units at market rate • 4 dwelling units at very low income • 12,800 square feet of commercial space. • 113 parking spaces, including two levels of subterranean parking.

  6. Site Plan Green Street • Two levels of subterranean parking with building above • Ground floor commercial • Second through sixth floor residential • Ingress and Egress taken from Shopper’s Lane mixed-use Mentor Avenue Mixed-use Courtyard N Driveway entrance Shopper’s Lane

  7. North Elevation Green Street

  8. Northwest Corner Green Street

  9. Northeast Corner Mentor Avenue Green Street

  10. South Elevation Shopper’s Lane 17.28.030 - AD Alcohol Overlay District

  11. Southeast corner N. Allen Ave. MentorAvenue Shopper’s Lane E. Walnut St.

  12. Discretionary Entitlements • Entitlements: • Variance to not construct the building to the property lines at Green Street and Mentor Avenue; • Affordable Housing Concession Permit to exceed floor area limitations; • Tentative Tract Map to create air parcels for condominiums • Review Authorities: • Zoning Hearing Officer to conduct public hearings on Variance and Affordable Housing Concession Permit (AHCP) • Design Commission to conduct design review and public hearings • Urban Forestry Advisory Committee for review and recommendation of public tree removal (if determined)

  13. Planning Division Comments • Topics related to Zoning Code compliance: • Residential Density/Density Bonus: 20% Density Bonus to exceed 37 dwelling units maximum up to 45 dwelling units; • Setbacks: Variance to be setback building at north (Green Street) and east (Mentor Avenue) property lines; • Parking: subject to mandatory parking reductions for Transit-Oriented Development projects; and • Floor Area: building exceeds 2.75 FAR (at 3.03; will apply for Affordable Housing Concession Permit).

  14. Planning Division Comments • Preliminary Topics related to Design & Historic Preservation: • The project has not been through a preliminary design review. Preliminary design review is required upon formal submittal. • This process will analyze the project for height, mass, bulk, scale and interaction with the street. • The following comments are based on the plans submitted for Pre-Development Plan Review (PPR) and only provide feedback on the general building envelope.

  15. Planning Division Comments • Preliminary Topics related to Design & Historic Preservation Continued: • Massing: relate contextually to urban site; • Siting: sited at Green/Mentor intersection with emphasis on maintaining the existing relationship of buildings along the street; • Compatibility: the design guidelines of Lake Avenue new building must emphasize simplicity and clarity; • Landscaping: interconnected landscaped and hardscaped areas that encourage pedestrian activity; and • Materials: durable, high-quality materials.

  16. Existing General Plan • Remaining caps from the 1994 General Plan for the Central District Specific Plan: • As of April 30, 2013, the Central District retained an allocation of 1,072 housing units and 4.6 million square feet of non-residential development potential. • There are 689 residential units and 1,486,495 square feet of development in the pipeline. • After removing the cases in the pipeline, 126 residential units and 3,135,854 square feet of commercial development remain. • Project is within these allocations.

  17. Next Steps Preliminary Consultation Design Commission; Urban Forestry Advisory Review of Public tree removal request; Environmental Review Environmental Initial Study to determine level of environmental review; Zoning Hearing OfficerPublic Hearings; and Design Commission Public Hearings.

  18. 922-936 East Green Street Predevelopment Plan Review City Council Meeting November 4, 2013

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