75D - PH - GENERAL PLAN AMEND 317 E 17TH ST

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GPA No. 2017-01, AA No. 2017-01 May 22, 2017 Page. 4 outdoor space includes an outdoor yard, community garden, decks, and barbeques. The site plan is a unique design due to the irregular shape of the lot. There are three undulating buildings that vary from three to four stories in height and are connected by pedestrian walkways and bridges. The project has. contemporary architecture with a variety of materials and colors. On- site vehicular circulation is designed to provide access to the enclosed parking garage and tuck - under parking spaces and the, pedestrian pathway will have enhanced paving, to lead residents from theftont of the property to the residential building and open space at the rear (Exhibits 4 -8), The project provides 36 off-street parking spaces (0,6 parking spaces per unit) within .an enclosed garage and tuck -under parking spaces. On January 1, 2016 Assembly Bill (AB 744) became effective, which amended sections of the State's Density Bonus Law (§,65915 of the Government Code) and requires local jurisdictions to approve alternative parking ratios (at a ratio of 0.5 spaces per unit) for 100 percent affordable developments consisting solely of rental units and within one-half mile of a major transit stop. The project is utilizing the reduced parking ratio, as project will be 100 percent affordable and the intersection of Seventeenth and Main Streets is a major transit stop that is located within one-half mile of the project. General Plan Amendment The applicant is requesting approval of a"General Plan Amendment to change the General'Plan land use designation from General Commercial (GC) and Medium Density Residential (MR -15) to Urban Neighborhood (UN) with a floor area, ratio of 1.3 (Exhibit 9). Per the General Plan, the UN land use designation applies primarily to residential areas with pedestrian oriented commercial uses, schools and small parks. The UN allows for a mix of residential uses and housing types, such as mid to low-rise multiple -family, townhouses and single-family dwellings; with some opportunities for live -work, neighborhood serving retail and service, public spaces and other similar uses. Either vertical or horizontal integration of uses is permitted based on zoning standards, with an emphasis on tying together the uses with pedestrian linkages and street frontages. Street connectivity is desirable, allowing for a high degree of walkability, transit options, and other forms of transportation including pedestrian and bicycle travel. The intensity standard for the UN land use ranges from a floor area ratio of 0.5 to 3.0 with the residential density based on a combination of floor area ratio and zoning development standards. The project is consistent with the intent, character and intensity standards of the UN land use designation. In addition, the City is in the process of updating the General Plan. A key component of the update process includes the identification of sites and corridors for future development. The Envisioning Map identifies the Seventeenth Street corridor, including the project site, as a potential area for mixed-use development up to six stories in height and at a maximum density of 100 dwelling units per acre. The future land use designation of the Seventeenth Street corridor will be studied in greater depth as the update process continues. 75D-6