PLANNING COMMISSION MEETING THURSDAY, OCTOBER 24, 2019 - PDF document

PLANNING COMMISSION MEETING THURSDAY, OCTOBER 24, 2019 PRESENTATIONS

STAFF PRESENTATION ITEM #1 PUBLIC HEARING Ph#19-079 28538 HUNTWOOD AVENUE TOWNHOMES

HuntwoodTownhomes Planning Commission Public Hearing Jeremy Lochirco, Principal Planner October 24, 2019

Applicant: James Chao Owner: Zhong Yin Liu Project Overview Requested Entitlements • VTTM to subdivide 1.21-acre site into 18 parcels • SPR to construct 14 townhomes with common open space areas and related site improvements • Similar project originally approved in 2002; never built

On March 28, 2019, Planning Commission voted to continue this item and directed staff to return to the Commission with findings for denial based on the following: Fire Station #7 • Concern with project density • Lack of affordable housing component Tennyson • Insufficient on-site parking Park Planning • Possible impacts to Emergency Vehicle Access with parking on street Project Commission Site Applicant revised the project plans and is requesting Planning Commission Review reconsider the project given the additional items: • Three additional parking spaces have been added (for total of 8 guest spaces) • One of the homes (Lot 10) has been designated as an Affordable Unit with remaining balance of in-lieu fee • No parking signs will be added around the project site and curbs painted red • Additional COA had been added to require HOA ensure maintenance and enforcement of designated no parking areas

Existing Fire Conditions Station #7 Tennyson Park Project Site  Tennyson/Alquire Neighborhood  Surrounded by residential development  RM Zoning District and MDR GP land use designation

Land Use Compatibility  Infill development  Surrounded by mix of residential uses  Fire Station #7 and Tennyson Park nearby

Old Site Layout  Dead ends  One entrance/exit

Previous Site Plan  Looped private street system and utilities  Improved circulation and layout

Updated Site Plan  Replaces Lot D “Open Space”  Additional Parking Spaces

Landscape Plan

Architecture

Development Standard HMC Requirement Proposed Project Min. Lot Size Consistent w/ bldg. footprint Consistent w/ bldg. footprint Max. Lot Coverage 40% 33% Min. Front Yard Setback (Perimeter) 20 ft. 20 ft. Min. Side Yard Setback (Perimeter) 10 ft. 10 ft. Min. Rear Yard Setback (Perimeter) 20 ft. 20 ft. Max. Bldg. Height 40 ft. 24 ft. Parking 14 covered / 16 uncovered 28 covered / 8 uncovered Open Space (Public and Common) 4,900 sq. ft. 12,778 total sq. ft. Affordable Housing On-site unit or in-lieu fee 1 Unit On Site + Partial Fee Zoning Regulations

Affordable Housing Plan • One Unit • .4 payment of fee • Lot 10 • 2,921 Sq Ft Lot • Plan B = 1860 Sq Ft Home

Staff Recommendation Option #1: Deny the Vesting Tentative Tract Map No. 8456 and Site Plan Review Application 201705535, based on the attached Findings for Denial; or Option #2: Approve the revised Vesting Tentative Tract Map No. 8456 and Site Plan Review Application 201705535 based on the original project Findings and subject to the updated Conditions of Approval.

Questions?

PRESENTATION ITEM #2 PUBLIC HEARING Ph#19-080 ROUTE 238 PARCEL GROUP 6

Route 238 Corridor Lands Development Parcel Group 6: Carlos Bee Quarry Draft Master Development Plan and General Plan EIR Addendum October 24, 2019— Planning Commission Jennifer Ott, Deputy City Manager

Background 2016 1960's • City & 2022 • Caltrans Caltrans purchase land Purchase • End of for Route 238 and Sale Agreement Bypass Project Agreement with Caltrans 2009 2017 • Project Abandoned • Begin Master Development • Joint City/County Planning Land Use Study Process

Route 238 Corridor Lands Parcel Groups

Project Goals Facilitate the cohesive, productive use of land Eliminate driven by community neighborhood blight vision Negotiate real estate Fund new community transactions at no net benefits cost to the city

Site Overview

Parcel Group 6: Overview Assets and Opportunities • View corridors • Large developable land areas • Close proximity to CSUEB (~.3 miles) • Hayward Foothill Trail loop • Broad planning envelope (740- 1630 units) Constraints • Steep slopes surround site • Lack of access • No existing infrastructure • PGE easement

Outreach and Feedback

What We’ve Heard So Far Feedback from November 15, 2018 Community Meeting Vision for New Development Concerns About Development • Student and Faculty Housing • Traffic impacts on Carlos Bee • Affordable Housing • Parking impacts on surrounding neighborhoods • New Parks and Open Space • Too much focus on residential, not • Development that limits traffic enough commercial impacts • Overall impacts of increasing • New Community Center population on school district • Potential for new school site • Impact of trails in creek set-back/ • Bayview Village riparian areas

What We’ve Heard So Far, 2 Feedback from April 23, 2019 Community Meeting Additional Feedback • Support for development consistent with existing zoning and general plan designations . • General support for a property assessment to fund new or improved public transit options . • Providing dedicated bike lanes for students to access campus. • Overall concern over cumulative impacts of population growth on traffic and public services. • Include walkable commercial/retail opportunities for residents. • Restore the riparian and creek corridors.

What We’ve Heard So Far, 3 Feedback from July 25, 2019 Planning Commission Work Session • Planning Commission generally supportive of Master Development Plan Concept • RFP should clearly articulate the riparian and creek setbacks. • Future HOA must provide neighborhood security and on-street parking enforcement.

What We've Heard So Far, 4 Sherman Lewis/HAPA's Bayview Village Concept • Sherman Lewis/HAPA played a pivotal role in the history of the Route 238 Bypass Project. • Helped to establish the Sustainable Mixed-Use General Plan and Zoning Designation for Parcel Group 6 • Staff has been meeting with him monthly to discuss the role of the Bayview Concept in the future development of the site. • Concept focuses on: • Housing Affordability • Environmental Sustainability (LEED Platinum) • Green Mobility • Health and Safety • Good Design • Community

What We've Heard So Far, 5 Feedback from October 7, 2019 Council Economic Development Committee Work Session • Emphasize encouraging creative and innovative proposals. • Consider more commercial use, if desired by development teams. • Require future development to exclude natural gas utilities. • Encourage additional outreach and to solicit more neighborhood feedback throughout the planning process. • Require additional engineering analysis regarding new intersection to ensure safety on Carlos Bee. • Prohibit a gated community.

Master Development Plan

Master Development Plan Structure Parks, Trails, and Open Space • Sets the overall development Streets, Circulation, and Transportation Demand parameters for the site Management • Draft plan organized in four areas: Land Use and Development Infrastructure

Parks, Trails, and Open Space

Streets, Circulation, and TDM • Development will require new signalized intersection to Carlos Bee Blvd. at the PGE easement. • Developers will need to provide a robust TDM plan that includes: • Locally financed shuttle or AC Transit shuttle partnership to Downtown/BART/CSUEB. • Bikeway facilities and access to Lime, Jump, or Lyft docked or dockless electric bicycles. • On-street parking requirements in accordance with maximums included in SMU zoning.

Streets, Circulation, and TDM

Land Use and Development Conceptual Planning • Student Housing • Multi-Family Housing • Townhomes Environmental Review • Maximum Unit/Bed Counts • 500 Multi Family/ Townhomes • 500 Student Beds* *Student housing impacts less than a housing unit; potential for less units and greater beds.

Infrastructure • Site has no existing utility infrastructure. • All new utility infrastructure required • Draft Master Development Plan provides for Low-Impact Development elements to manage stormwater runoff. • Permeable paving • Infiltration boardwalks • Bio-retention • Bio-swales • Vegetated gutters

Request for Proposals

RFP Process • Issue RFP following approval of the Master Development Plan. • Solicits proposals from the development community. • Sets specific development requirements, as property owner, in addition to the Master Development Plan. • Staff will select a short list of developers to interview and for further negotiation. • Staff to seek authorization from City Council to enter into an exclusive negotiation agreement with preferred developer at a public hearing.