75A - PH - PACIFIC TOWNHOME PROJ

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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 17, 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 twnhome 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). Under the revised Ordinance, projects that submitted an application that was deemed complete prior to August 4, 2015 are considered "Pipeline Projects ". In Section 41- 1910(b) of the revised Ordinance, pipeline projects "may either construct the inclusionary units pursuant to the prior Housing Opportunity Ordinance (Ordinance No. NS -2825) or pay an in lieu fee calculated by the formula under the prior Ordinance or request to revise its Inclusionary Housing Plan and /or Inclusionary Housing Agreement and pay an in -lieu fee of $9.35 per square foot of habitable space for the entire Project's inclusionary housing obligation." The First and Pacific Townhomes Project application was submitted and accepted on February 4, 2015. The Developer has elected to construct inclusionary units under the prior Housing Opportunity Ordinance (Ordinance No. NS- 2825), which allows for ownership inclusionary housing units to be sold to moderate income households. 75A -2