Council Report - St. Anton Communities Project - 2015U fir"`
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Report
Item: iz.
Category: Public Hearing
Date: September 15, 2015
TITLE Public Hearing to consider the application of Ardie Zahedani, on behalf of
St. Anton Communi#ies, for a Planned Development Permit with a density
bonus {PLN2014-323), a Vesting Tentative Subdivision Map {PLN2014-
324), CEOA Review (PLN2014-325), Tree Removal Permit (PLN2014-329),
Sign Exception (PLN2015-053), and Variance (PLN2015-167) to allow
construction of a residential infill development project consisting of 157
units, comprised of 119 apartment, 32 townhomes, and six (6) duet units on
properties located at 208 & 225-328 Railway Avenue, and a portion of
290 Dillon Avenue {City Corporation Yard), in the P-D (Planned
Development) Zoning District.
RECOMMENDATION
The Planning Commission recommends that the City Council take the following actions:
1. Adopt a Resolution, incorporating the attached findings, approving a Mitigated
Negative Declaration (PLN2014-325);
2. Adopt a Resolution, incorporating the attached findings, approving a Vesting
Tentative Subdivision Map (PLN2014-324) to create individual townhome, duplex
and commonly owned lots, subject to the attached Conditions of Approval;
3. Introduce an Ordinance, incorporating the attached findings, approving a Planned
Development Permit with a density bonus (PLN2014-323) for site configuration and
architectural design, subject to the attached Conditions of Approval;
4. Adopt a Resolution incorporating the attached findings, approving a Tree Removal
Permit (PLN2014-329) to allow for the removal of protected trees, subject to the
attached Conditions of Approval;
5. Adopt a Resolution incorporating the attached findings, approving a Variance
(PLN2415-167) to allow the placement of a new service pole in association with the
project's undergrounding of overhead utilities, subject to the attached Conditions of
Approval; and
6. Adopt a Resolution incorporating the attached findings, denying a Sign Exception
(PLN2015-053} without prejudice.
BACKGROUND
Property Description: The project site is an assemblage of thirteen parcels located on
both sides of Railway Avenue and also includes a small land purchase from the City
City Counail Report ~ September 15, 2015 Page 2 of 6
St. Anton Communities - PLN2014-323/324/325/329 & PLN2015-167/053
Corporation Yard (separate agenda item), which all together totals 3.90 net acres (4.66
gross}. The project site is bordered by the Avalon Apartment Community to the south,
the City Corporation Yard to the east, the VTA light rail line to the west, and the Calvary
Temple of Campbell {church) to the north (reference Attachment 7 -Location Map).
Applicant's Proposal The proposed project is a planned residential development
consisting of 157 units (119 apartments, 32 townhomes, and 6 duets) (reference
Attachment S -Project Plans}. Requested project entitlements include a Planned
Development Permit, Vesting Tentative Subdivision Map, Tree Removal Permit,
Variance, and Sign Exception. A foil analysis of the project can be found in the August
11, 2015 Planning Commission Staff Report (reference Attachment 11).
DISCUSSION
Planning Commission Public Hearing: At its meeting of August 11, 2015, the Planning
Commission held a public hearing on the project taking comment from the applicant and
neighboring residents. The Commission's discussion focused on the project's affordable
housing requirements, height concession, crosswalk and sidewalk improvements, and
requested sign exception, as reflected in the meeting minutes (reference Attachment
12} and discussed in greater detail below. After due consideration, the Commission
adapted Resolutions 4230 - 4235, on a 5-0-2 vote recommending that the City Council
approve the project and adopt the draft Mitigated Negative Declaration, and
recommending that the City Council deny the proposed Sign Exception.
Affordable Housing: The project requires a total of fourteen {14) Below Market Rate
Units, comprised of five (5) Inciusionary Housing Units, and nine (9} Density Bonus
Units at a very-low level of affordability. At its meeting of August 11, 2015 the Planning
Commission discussed the appropriate location, type, and mixture of the BMR Units,
and evaluated a revised affordable housing proposal presented by the applicant as a
desk item {reference Attachment 15 - Revised St. Anton Affordable Housing
Proposal). The applicant's proposal would have allowed for fewer Inclusionary Housing
Units to be provided at a "low" level of affordability, in favor of providing a greater
allocation of larger units {e.g. 4 bedrooms) at a moderate level. The following table
summarizes the proposal by St. Anton Communities, and the unit allocations
recommended by the Planning Commission:
City Council Report ~ September 15, 2015 Page 3 of 6
St. Anton Communities - PLN2014-323/324/325/329 & PLN2015-167/053
The applicant's proposal also would have resulted in all of the affordable housing units
(required for a density bonus) being assigned to the apartment building, rather than
being reasonably dispersed throughout the project as required by the City of Campbell
Municipal Code. It should be noted that State law and the Municipal Code provide that a
developer can qualify fora 20% density bonus by electing one of the following options:
(1) ten percent (10%) of the total number of units for lower income households; or five
percent (5%) for very low income households. The amount of the bonus can be
increased by providing additional below market rate units within the affordability level
that the developer elected to pursue. As such, St. Anton's elected to provide nine (9)
very low income units (7% of the 126 target units) fora 25% density bonus, yielding a
total of 157 units for the entire development. The following table summarizes the
number and distribution proposed by the desk item St. Anton Communities, and the unit
allocations recommended by the Planning Commission (in consideration of the
applicant's election to provide all very low income units):
The Planning Commission's recommendations, for both the Inclusionary and Density
Bonus Housing Unit obligations, have been incorporated as part of the Conditions of
Approval on the Vesting Tentative Parcel Map and illustrated by the Affordable Housing
Allocation Exhibit (reference Attachment 25).
Height Concession: As an additional desk item at the Planning Cammission meeting,
the applicant provided an enhanced apartment building cross section (reference
Attachment 16). This exhibit provided clarification that the height concession requested
would result in a 9-foot height increase, and not 6-feet, 10-inches as noted in the
Planning Cammission Staff Report (reference Attachment 11). The increase in height
had been considered and forwarded with a recommendation of approval by the
Planning Commission in accordance with State Density Bonus Law and the Campbell
Municipal Code.
Crosswalks & Sidewalks: During the public comment period Jack Witthaus, a resident of
Sunnyside Avenue, spoke on the project (reference Attachment 12 - Planning
Commission Meeting Minutes; dated August 11, 2015). Mr. Witthaus expressed support
of the proposal noting that the project was the right density at the right location, but
City Council Report ~ September 15, 2015 Page 4 of 6
St. Anton Communities - PLN2014-323/324/325/329 & PLN2015-167/053
suggested requiring the applicant to instal[ a lighted crosswalk at Sam Cava Lane and
Railway Avenue, and extending the sidewalk on the west side of Railway Avenue, from
the Railway crossing at Kennedy. At the meeting, Matthew Jue, City Traffic Engineer,
noted that the project's TIA (Traffic Impact Analysis) recommended against the
proposed mid-black crossings and cautioned that extending the sidewalk could work
against future bike lanes by narrowing the street.
The TIA recommended against the mid-block lighted crosswalk near the Downtown
Campbell light rail station since the crossing may introduce a potential for conflicts
associated with vehicular queuing back to the Orchard City Drive/Railway Avenue
intersection. Alighted crosswalk at Sam Cava Lane would have an even greater
potential far queuing back to Orchard City Drive and the light rail crossing.
Regarding the request to install sidewalk on the west side of Railway Avenue south to
Kennedy Avenue, fihe distance from the six duet homes to Kennedy Avenue is
approximately 750 feet. Right-of-way is very limited next to the light rail and a number
of physical obstacles (e.g., railroad gate, railroad cantilever signal pole, trees, wood
power pole, street light poles) make installation of an ADA-compliant sidewalk
problematic. Pedestrian access from Sunnyside Avenue to the Downtown Campbell
Eight rail station already exists via South First Street and Orchard City Drive. Pushing
the curbline toward the center of Railway Avenue would narrow the street and eliminate
the passibility of bike lanes an Railway. As such, the Public Works Department
recommends against an extended sidewalk on the west side of Railway Avenue to
Kennedy Avenue.
Privacy: The applicant and staff reached out to Janice Newman, located at 243 Diliian,
to discuss privacy concerns raised at the Planning Commission meeting, and work to
identify a preferred approach (reference Attachment 12 -Planning Commission
Meeting Minutes, dated August 11, 2015). As of the date this City Council Report was
prepared, conversations between Ms. Newman, the applicant, and staff were still
ongoing. With the intent to alleviate potential privacy concerns for the adjoining resident,
a condition of approval has been included as part of the Planned Development Permit
requiring the applicant to provide enhanced privacy landscaping and/or fencing with the
intent of alleviating privacy concerns far the adjoining resident, subject to the review and
approval of the Director of Community Development.
Sign. Exception: In consideration of the proposed Sign Exception, the Planning
Commission was unsupportive of the design options presented and expressed an
interest for the applicant to return with alternative sign proposals, prepared by a design
professional for consideration. As this requirement was not reflected in the motion (to
deny the Sign Exception), a Condition of Approval has been recommended by staff and
included as part of the Planned Development Permit which requires the applicant to
separately apply for a sign application which would allow for further consideration of a
large decorative sign element on the apartment building.
ENVIRONMENTAL (CEQA) DETERMINATION
The environmental review for this project was conducted pursuant to the "streamline"
review provisions of SB 226 (2011) for qualified infill projects. In lieu of an Initial Study,
City Council Report ~ September 15, 2015 Page 5 of 6
St. Antan Communities - PLN2014-3231324/325/329 & PLN2015-167/053
an "Infill Environmental Checklist Form" was prepared in compliance with CEQA
Guidelines Sec. 15183.3 (reference Attachment 13). Based upon review of the Infill
Enviranmental Checklist and supporting technical documents, the Planning Commission
recommended that the City Council adopt the draft Mitigated Negative Declaration
finding that the form provides a full and adequate environmental review of the project
(reference Attachment 1, Exhibit A).
FISCAL IMPACTS
In addition to the entitlement application fees already paid, and permits fees required for
building permit and off-site improvement review, the developer will contribute
approximately $1,103,082 in Park Impact Fees.
ALTERNATIVES
1. Approve the proposed project subject to additional and/or modified Conditions of
Approval.
2. Deny the proposed project.
3. Continue for further review.
Prepared by:
Reviewed by:
Approved by:
Attachments:
1. Draft City Council Resolution (Mitigated Negative Declaration)
2. Draft City Counci! Resolutian (Vesting Tentative Subdivision Map)
3. Draft City Council Ordinance (Planned Development Permit)
4. Draft City Council Resolution {Tree Removal Permit)
5. Draft City Council Resolution {Variance)
6. Draft City Council Resolution (Sign Exception)
7. Location Map
8. Project Plans
9. Land Use Summary
10. Parking Analysis
11. Planning Commission Staff Report, dated August 11, 2015
12. Planning Commission Meeting Minutes, dated August 11, 2015
13. Infill Environmental Checklist with Attachments (e.g. Consultant Studies)
14. Draft Mitigated Negative Declaration with Mitigation Monitoring Program
15. Revised St. Anton Affordable Housing Proposal
16. Enhanced Apartment Building Crass Section
Paul Kermoyan, Community Development Director
,~ __ _ __
M in er, _ ity anager
City Council Report ~ September 15, 2015 Page 6 of 6
St. Anton Communities - PLN2014-323/324/325/329 & PLN2015-1671053
17. Revised Townhouse Exhibits
18. SARC Memo, dated June 23, 2015
19. EV Charging Exhibit
20. Decorative Lighting Specifications
21. General Plan, Zoning, and SOCA Maps -Project Site Area
22. Community Outreach Summary through February 13, 2015
23. Historic Preservation Board & Bicycle and Pedestrian Committee Minutes
24. Affordable Housing Plan, Density Bonus and Concessions
25. Affordable Housing Allocation Exhibit
26. Utility Undergrounding Written Statement
27. Letters of Support
28. Construction Staging/Phasing Plan