75C - PH - FIRST AND PACIFIC PROJECT

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GPA No. 2016 -02, AA No. 2016 -02 & TTM No. 2016 -02 — First & Pacific Townhome Project at 1506 -1548 West First Street May 3, 2016 Page 2 DISCUSSION The Olson Company is requesting approval of several entitlements for the First and Pacific Townhome project, a 62 -unit for -sale residential development, including a General Plan Amendment (GPA) to change the property's General Plan land use designation from Commercial to Urban Neighborhood (UN), an Amendment Application (AA) to change the zoning designation from Commercial and Single - Family Residence to Specific Development No. 90 (SD -90), approval of a tentative tract map to allow the individual sale of the townhome units, and adoption of a Mitigated Negative Declaration and Mitigation Monitoring Program. The City is also requesting that a small 0.16 -acre parcel surrounded by the proposed project be included in the general plan and zoning actions in order to be consistent with the proposed development. The project will consist of five different floor plans, ranging from two- bedroom and 1,302 square feet to three- bedroom and bonus room plans with 2,108 square feet. All units with be three -story in height, with the first floor consisting of the two -car garage and entry and the upper floors consisting of the living space. A Spanish architectural design is proposed for the project that will fit within the context of the surrounding area and enhance the aesthetic and functional appeal of the community. The elevations have been designed with differentiated architectural elements to give each entry more presence, particularly along the First Street, Walnut Street and Pacific Avenue frontages. Full - sized plans are available for public viewing in the Clerk of the Council Office. In addition, the applicant is requesting a two -foot wide portion of First Street be vacated and incorporated into the project (Exhibit B). Section 83.13(a) of the California Streets and Highways Code requires the City Council to consider the general plan before approving a street.vacation. First Street is identified as a major arterial, with three lanes in each direction and 120 feet in width per the Circulation Element. Along the project frontage, First Street has the required three travel lanes in each direction; however, the right -of -way width varies from 105 to 112 feet. With the combination of the vacation and street dedication required for the project, the right -of -way width along the project frontage will be 110 feet. It has been determined that the 110 foot dimension will allow sufficient space for the future widening of First Street to accommodate bike lanes. Therefore, staff recommends approval of the vacation as it is consistent with the General Plan, and improves the overall site function, including setbacks, building placement and site accessibility. Utilities, other government agencies and various City departments have been advised of the action and have no concerns with the vacation, which will be formally completed as part of the final subdivision map for the project. Finally, the proposed project is subject to the Housing Opportunity Ordinance (HOO). The applicant is proposing to satisfy the HOO by providing a combination of on -site inclusionary units and the fractional unit payment of an in -lieu fee. in the case of this project, the applicant must provide 9.3 for -sale units (15 percent of 62 total units) meeting the affordability guidelines for Moderate income. The applicant intends to provide nine affordable units and pay an in -lieu fee for the remainder 0.3 unit, which equates to approximately $24,450. The applicant has submitted both an Inclusionary Housing Plan (that has been approved by the Community Development Agency) and an Inclusionary Housing Agreement for approval by the City Council, with the Inclusionary Housing Agreement to be recorded against the property (Exhibits C and D). 75C -2