City Council September 18, 2017

Slides:



Advertisements
Similar presentations
WHAT DOES THE CITY of New Orleans ZONING ORDINANCE DO?
Advertisements

Planning & Community Development Department East Green Street Predevelopment Plan Review City Council Meeting November 4, 2013.
Vineland Commercial Site Address: 7626 N. Vineland Ave. (A.P.N ) 7634 N. Vineland Ave. (A.P.N ) 7630 N. Vineland Ave. (A.P.N )
Planning & Community Development Department 55 Fillmore Street Predevelopment Plan Review City Council December 15, 2014.
Implementing State Density Bonus Law in Berkeley November 13, 2014 City of Berkeley Planning & Development Department.
Planning & Community Development Department 245 South Los Robles Avenue Predevelopment Plan Review City Council December 8, 2014.
Planning & Community Development Department Villa Esperanza Services Master Plan September 29, 2014 City Council.
City of North Richland Hills TOD Code Overview. Comments from November 20 Work Session Need to ensure the preservation of key historic assets in the Smithfield.
Planning & Community Development Department South Fair Oaks Avenue “Shriners Hospitals For Children” Predevelopment Plan Review City Council Meeting.
Planning & Community Development Department Predevelopment Plan Review for Art Center College of Design Master Plan City Council June 8, 2015.
Draft Zoning Code Residential Focus Neighborhood Meeting May 8, 2007.
Planning & Community Development Department Hillsides Residential Care and Educational Center Master Plan City Council July 20, 2015.
Planning & Community Development Department 277 North El Molino Avenue Predevelopment Plan Review City Council Meeting May 5, 2014.
Planning Department Zoning Code Amendment: Change Hearing Body from Hearing Officer to Planning Commission for Major Projects over 75,000 square feet City.
Preliminary Development Plan – Continuation of August 28, 2012 BoCC Hearing Board of County Commissioners September 18, 2012.
Subcommittee on Heights, Massing, and Alternate Standards    Third Report – January 20, 2009 Planning & Zoning Commission.
Planning & Community Development Department 1336 and 1347 East Colorado Blvd. Pre Development Plan Review City Council Meeting January 28, 2013.
New Brighton Planning Commission Meeting March 21, 2006 Public Hearing: Special Use Permit (06-004) for a porch addition at th Avenue NW.
Planning & Community Development Department 2362 East Washington Boulevard “St. Luke Medical Center” Predevelopment Plan Review City Council Meeting December.
Planning & Community Development Department Conditional Use Permit #5029 and Other Land Use Entitlements: Final Environmental Impact Report and Statement.
Planning & Community Development Department Consideration of a Call for Review: Minor Conditional Use Permit # E. Colorado Blvd. City Council.
Land Use and Zoning Bottineau Van White Station Area Plan Presentation to Bassett Creek Valley ROC, Bryn Mawr Neighborhood, and Harrison Neighborhood November.
Design Standards in Saint Paul Proposed Design Standards Zoning Amendments December 16, 2009 Department of Safety & Inspections / Department of Planning.
Multi-Family Housing Limited Tax Exemption Program Applications City Center Redevelopment Authority December 17, 2015 Peggy Sheehan, Program Manager.
Planning & Community Development Department Consideration of a Call for Review Minor Conditional Use Permit #6003 (1528 Whitefield Road) City Council Meeting.
1 City of Portland Bureau of Development Services Staff Presentation to the Design Commission EA DA Front 17.
1 City of Portland Bureau of Development Services Staff Presentation to the Historic Landmarks Commission Type II Appeal of Approval LU HDZ –
Planning & Community Development Department 3202 East Foothill Boulevard (Mixed Use Project – Space Bank) City Council May 16, 2016 Predevelopment Plan.
City of Portland Bureau of Development Services Staff Presentation to the Portland Design Commission LU DZ Glisan Commons May 17, 2012.
Planning & Community Development Department Olivewood Village Project (530, 535 E. Union St., 95, 99, 119 N. Madison Ave. and 585 E. Colorado Blvd.) Predevelopment.
1 Gables Gateway. 2 1.Comprehensive Plan Text Amendment 2.Comprehensive Plan Map Amendment 3.Zoning Code Text Amendment 4.Change in Zoning 5.MXD3 Mixed.
City of Portland Bureau of Development Services Staff Presentation to the Portland Design Commission LU DZM The Parker Apartments July 12, 2012.
City of Portland Bureau of Development Services Staff Presentation to the Portland Design Commission Design Review Hearing LU DZM AD – Grant.
1 City of Portland Bureau of Development Services Staff Presentation to the Design Commission Land Use Review LU DZ Arthouse.
Planning & Community Development Interim Development Process to Implement the General Plan Land Use Element City Council July 11, 2016.
1 Villa Laguna MXD3 Site Plan Review. 2 Request: The applicant is requesting site plan review of a proposed mixed-use project pursuant to the recently.
Department of Sustainable Development and Construction Inclusionary Zoning Housing Committee August 1, 2016.
NYC Zoning What Can I Build? TEXT SLIDE.
July 4, 2017 AURORA UNITED CHURCH + SOUTHBOUND DEVELOPMENT LTD Yonge Street, 55&57/57A Temperance Street, 12&16 Tyler Street General Committee Meeting.
Zoning Code Amendment: Neighborhood District Overlay Zone
The Plaza at Santa Monica Project PUBLIC SCOPING MEETING
District #2 Downtown Commercial Core April 30, 2015
253 South Los Robles Avenue Predevelopment Plan Review
DISCUSSION OF THE FUTURE DEVELOPMENT OF THE YWCA BUILDING 78 N
Mansionization and Neighborhood Compatibility
“Palm Coast 145, LLC” Comprehensive Plan Amendment & Rezoning Planning and Land Development Regulation Board December 21, 2016.
CFT Gateway Center ( E. Foothill Blvd
General Plan Adoption Follow-up
Jefferson County Planning Commission Hearing April 10, 2013
INCLUSIVE | SUSTAINABLE | VIBRANT
Development Agreement (15ENT-0266)
83 North Lake Avenue Predevelopment Plan Review
Appeal: Time Extension for Variance # East Walnut Street
Please fill out the index card and we will answer questions at the end!
City Council Meeting February 26, 2018
Proposed South Grand-Covington Place Landmark District Public Hearing
Application for Zoning Amendment
Hotel Conversions Background
Official Plan and Zoning By-law Amendment Application
995 South Fair Oaks Avenue Predevelopment Plan Review
City Council Meeting April 23, 2018
City Council Meeting September 17, 2018
Clarke Street Rezoning Bylaw 3161
254 East Union Street Pre Development Plan Review
Establish New Park Space in the Central District & Appropriate Funds to Acquire a Portion of an Existing Parking Lot for Conversion to Park Space March.
City Council Meeting April 29, 2019
Article XIII – Form Districts Community Meeting
Article XIII – Form Districts Community Meeting
115-Unit Mixed-Use Project (711 E
WEST HALF OF LOT B CONCESSION 1 MARY C. JOYCE-SMITH, MCIP RPP
Presentation transcript:

City Council September 18, 2017 72-Unit Mixed-Use Project 747 E. Green Street Predevelopment Plan Review Pre-Development Review Process established to achieve better projects through early consultation between City staff and applicants Identify issues that may arise during application process Plans routed to all City Departments for comments Comments presented to applicant in mid-September Project met the threshold to be presented to the City Council as an information item City Council September 18, 2017

Applicant Name: 747 E. Green St Development, LLC Applicant Name: 747 E. Green St Development, LLC – Arthur Liu Contact Person: Odyssey Development Services – Burke Farrar Property Owner Name: 747 E. Green St Development, LLC – Arthur Liu Pre-Development Review Process established to achieve better projects through early consultation between City staff and applicants Identify issues that may arise during application process Plans routed to all City Departments for comments Comments presented to applicant in mid-September Project met the threshold to be presented to the City Council as an information item

Predevelopment Plan Review Projects of Communitywide Significance: Projects greater than 50,000 square feet in size with at least one discretionary action Projects with 50 of more housing units Proposed project is a seven-story, 83,802 square-foot, mixed-use building with 5,345 square feet of commercial space and 72 housing units; and three-levels of subterranean parking with 173 parking spaces Informational Only – No Action Required

EXISTING 4-STORY BUILDING Property Location SUBJECT SITE AREA 1 S EUCLID AVE OAK KNOLL AVENUE AREA 2 Project site on S. Los Robles Ave. just south of Green Street. Area of 18,600 sf. Surrounding properties include: Parking structure for the Paseo Mall to the north A sister mixed-use project to the south that is currently under construction. To the south of that is the Livingston Hotel Office building across the street to the east. Project site is currently developed with two small buildings and surface parking. EXISTING 4-STORY BUILDING GREEN STREET

Subject Site 747 East Green Street CD-4 (Pasadena Playhouse Subdistrict) Zoning District 35,322 square feet Project site is located within two Subdistrict Precincts: Area 1: Playhouse North/Colorado Blvd: 6,319 square feet Area 2: Playhouse South/Green Street: 29,223 square feet Currently developed with: A four-story commercial office building along Green Street, and Surface parking lot on the northern portion of the site

Project Description Existing four-story, 22,736 square-foot, commercial office building to remain Demolition of existing parking lot Construction of a new mixed-use project: Seven-stories 83,802 square-foot 5,345 square-foot of commercial space (1st floor) 72 residential units (2nd-7th floors) Three levels of subterranean parking with 173 parking spaces

Project Description Density Bonus Maximum permitted density Area 1: (87 du/acre) = 12.6 units Area 2: (60 du/acre) = 40.3 units Total units allowed: 53 units (65 du/acre) Designating 11% of allowed base units (or 6 units) as very low- income units, permits a density bonus of 35% increase (or 19 units) for a maximum of 72 units Proposed density: 72 units

Site Plan (Ground Floor Plan) PROPOSED BUILDING AREA 1 AREA 2 Top picture – street elevation Bottom picture – side elevation Oak Knoll Ave Green St

West Elevation Plans (Oak Knoll) AREA 1 AREA 2 PROPOSED WEST ELEVATION

Discretionary Entitlements Affordable Housing Concession Permit: To exceed the maximum permitted floor area ratio (FAR) requirement of 2.18 to 3.00 To exceed the height limit of: 75 feet and allow 87’-9” for Area 1 50 feet and allow 77’-8” for Area 2 Design Review: For a project with new construction that exceeds 5,000 square feet in size, and/or For a project with 10 units or more

Current Planning Comments Density and Housing: Area 1: 87 du/acre = 12.6 units Area 2: 60 du/acre = 40.3 units Maximum permitted: 53 units or 65 units/acre Proposed: 72 units Floor Area Ratio (FAR): Area 1: 3.00 FAR = 18,957 square feet Area 2: 2.00 FAR = 58,446 square feet Maximum permitted: 2.18 or 77,403 square feet Proposed: 3.00 or 106,538 square feet Building Height: Area 1: 75’ (90’ with Height Averaging) – Proposed: 87’-9” Area 2: 50’ (65’ with Height Averaging) – Proposed: 77’-8”

Design Comments Preliminary Consultation with Design Commission: Revise the courtyard space between the buildings to create an inviting and safe pedestrian corridor. Revise the arrangement of windows and other openings to break up blank wall spaces. Revise certain aspects of the design to ensure the ground floor commercial spaces have a stronger design emphasis than the residential lobby entry. Consider if it is appropriate to carry the central, glass module along the west elevation to the ground. Incorporate appropriate details to ensure that the design reflects the chosen architectural style.

Project in Progress The applicant has submitted an Affordable Housing Concession Permit (AHCP) Application To exceed the maximum permitted floor area ratio requirement of 2.18 to 3.00 To exceed the height limit of 75’ in Area 1 to a height of 87’-9”, and the height limit of 50’ in Area 2 to a height of 77’-8”. Hearing Officer: Affordable Housing Concession Permit Environmental Review Design Commission: Concept and Final Design Review

City Council September 18, 2017 72-Unit Mixed-Use Project 747 E. Green Street Predevelopment Plan Review Pre-Development Review Process established to achieve better projects through early consultation between City staff and applicants Identify issues that may arise during application process Plans routed to all City Departments for comments Comments presented to applicant in mid-September Project met the threshold to be presented to the City Council as an information item City Council September 18, 2017

Aerial Renderings - Southwest

Aerial Renderings - Northhwest

First Floor Plan - Commercial PARKING GARAGE OAK KNOLL AVE COMMERCIAL 3 LEVELS OF PARKING GARAGE BELOW N

Second Floor Plan - Residential OAK KNOLL AVE N

3rd-4th Floor Plan – Residential OAK KNOLL AVE N

5th Floor – Lower Rooftop Terrace OAK KNOLL AVE N

6th Floor – Upper Rooftop Terrace OAK KNOLL AVE N

6th Floor – Penthouse OAK KNOLL AVE N

Sublevels 1-3- Parking Garage OAK KNOLL AVE N

Density Bonus Very Low-Income

Density Bonus Low-Income

Density Bonus Moderate-Income