32A - TENTATIVE TRACT MAP 1206 N HARBOR

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VTTM No. 2014 -01 January 12, 2015 Page 3 on the private streets, respectively. Access to the project will be provided from a primary entrance on Harbor Boulevard directly across Washington Avenue, and from a secondary entrance on the southern portion of the project site. The site is configured such that the commercial parking areas will be distinct from the residential portion, which will be behind a landscaped buffer with gated entries. A variety of open spaces are planned for the development. Exterior amenities include a public plaza with outdoor seating and landscaped areas that will be located on Harbor Boulevard. The plaza area will count towards satisfying required on -site open space and will provide public park space in an area of the city that is park deficient. In addition, open spaces in the single- family dwelling portion of the site will be provided in a recreation area, courtyards and paseos. The primary recreation area will feature a pool, spa, restrooms building, playground and barbecue areas. In addition, courtyards and paseos will provide additional open space areas and will be programmed with amenities for passive recreation (Exhibits 4 and 5). Incluslonary Housing — The proposed project is subject to the requirements of the Housing Opportunity Ordinance (HOO), which contains inclusionary unit requirements for projects that consist of the construction of five or more dwelling units (SAMC Sections 41 -1900 et al.). The applicant is requesting approval to subdivide the property to allow the sale of individual lots for the single - family residences at market rates while also subdividing the live /work components to allow the sale of the units as condominiums at market rates. In accordance with the HOO, the applicant has provided substantial evidence that supports a finding that the cost of providing inclusionary units on -site would substantially exceed the amount of the applicable in -lieu fee (SAMC Section. 41- 1904). As a result, the applicant intends to pay an in -lieu fee of approximately $1,475,000 to satisfy the City's inclusionary housing requirements, which is subject to adjustment at the time of Building permit issuance. Project Backaround In October 2014, the City Council adopted the Harbor Mixed Use Transit Corridor Specific Plan, which replaced the previous North Harbor Specific Plan by allowing for a greater amount of residential, commercial, and mixed -use projects in the Specific Plan area. In anticipation of the Specific Plan's adoption, the applicant submitted plans for a mixed -use community on the project site. After working with staff to comply with the provisions of the Harbor Specific Plan, the applicant moved forward with the current proposal, which provides commercial uses and contemporary architecture at the project's frontage on Harbor Boulevard while maintaining a traditional single- family neighborhood character in the rear to assist with blending in with current development patterns in the project vicinity. General Plan and Zoning Analysis The General Plan land use designation for the site is Urban Neighborhood (UN). Urban Neighborhood land -use districts allow a mix of residential uses and housing types, such as mid to low -rise multiple family dwellings, townhouses and single family dwellings, with some opportunities for live -work, neighborhood serving retail and service, public spaces and uses, and other amenities. The project site is consistent with this General Plan land use designation. 32A -5