75C - PH - FIRST AND PACIFIC PROJECT

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GPA No. 2016 -02, AA No. 2016 -02 & TTM No. 2016 -02 April 11, 2016 Page 2 Proiect Location and Site Descriotion The project site is a 2.47 -acre, quasi - rectangular shaped parcel of land located at the southwest corner of First Street and Pacific Avenue. The project site consists of three separate properties that contain two different structures. A fourth property, a 0.16 -acre parcel of land located at 1526 West First Street, is not a part of the current development proposal. However, staff is recommending that this parcel be included in the rezoning and general plan amendment actions. All buildings on the development site are vacant, with the fourth parcel occupied as a single- family residence. The General Plan land use designation for the properties is currently General Commercial (GC). Further, the properties are currently located in the General Commercial (C -2) zoning district, with the southern portion of the properties facing Walnut Street designated as Single - Family Residence (R -1). The proposed applications would amend the General Plan land use designation for the properties to Urban Neighborhood (UN) and the zoning designation to Specific Development (SD), making the proposed project consistent with the General Plan and zoning district. Vehicular access to the site is currently provided from several driveways on First Street. However, access to the project will be relocated to Walnut Street as part of the development proposal. Residents will also have pedestrian access to First Street via pedestrian gates and openings. The site is surrounded by a variety of commercial developments to the north, west and east, and single - family residential uses to the south (Exhibits 1, 2 and 3). Project Description The applicant is requesting approval of several entitlements to construct a 62 -unit for -sale residential community. Table 1 on the following page provides a detailed summary of the proposed development. Because the current zoning districts for the properties contains standards that apply to either commercial or single- family developments, the project was designed to conform to a mix of unique standards and guidelines that are found in the City's two primary form -based zoning codes appropriate for infill residential projects: the Transit Zoning Code (SD -84) and the Harbor Mixed Use Transit Corridor Specific Plan (SP -2). The standards and guidelines within these two plan areas emphasize the form of buildings and their placement and encourage designs that maximize the presence of structures on streets, the pedestrian experience adjacent to and among these buildings, design, compatibility, and meaningful and functional community open spaces that can be provided in a variety of manners. 75C -6