1336 and 1347 east colorado blvd. pre development plan review

Planning & Community Development Department

1336 and 1347 East Colorado Blvd. Pre Development Plan

ReviewCity Council Meeting

January 28, 2013


Subject Site


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Background

• Zoning: ECSP-CG-2 (East Colorado Specific Plan, Sub-area 2)

• Site located in the College District area of the East Colorado Specific Plan

• Former Ford Dealership, currently vacant

• Two parcels comprise site:

> North Parcel – measures 127,961 square feet (2.94 acres)

> South Parcel – measures 30,895 square feet (.71 acres)

• Pre Development Plan Review (PPR):

> Mixed Use Project (Hotel, Residential, Retail)

• Met with applicant on December 11, 2012


North Parcel Renderings

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Colorado Blvd. Hill Ave.



5H

ill A

ve.

Colorado Blvd.


6


Colorado Blvd.


North Parcel Project Summary

NORTH PARCEL - Proposal consists of two buildings.

•300 room hotel with 30,000 sq.ft. of retail (Building A)

> Building will measure 371,088 square feet.

> Height - three to seven stories, or 74 feet (Specific Plan allows up to 45 feet). Up to 90 feet high for architectural features.

•A second building (Building B) is proposed along Holliston Avenue

> Option one - Residential project with 40 to 75 dwelling units (Specific Plan allows up to 94 units).

> Option two - 100 room hotel with a height of up to four stories, or 47.5 feet (Specific Plan allows up to 45 feet).

•Two levels of subterranean parking to accommodate up to 490 parking spaces.

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South Parcel Renderings

Colorado Blvd.

Hill Ave.


South Parcel Project Summary

SOUTH PARCEL

•Proposal consists of one building (Building C).

> Building will measure 89,595 square feet.

> Height - three to four stories, or 47.5 feet (Specific Plan allows up to 45 feet).

•Applicant considering multiple options:

> Option one – Residential with 45 to 100 dwelling units with 10,000 sq.ft. of retail (Specific Plan allows up to 22 units).

> Option two – 120 room hotel with 10,000 sq.ft. of retail

•Two levels of subterranean parking to accommodate up to 150 parking spaces.

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Combined Project Summary

BOTH PARCELS

•Proposal consists of three buildings.

> Buildings will measure 460,683 square feet (combined).

> Building heights - three to four stories (47.5 to 70 feet high, up to 90 feet with architectural features).

•Applicant considering multiple options which could result in:

> Potential Hotel – 300 to 520 rooms

> Potential Retail - 40,000 square feet

> Potential Residential – 0 to 175 dwelling units

> Potential Parking – up to 640 parking spaces


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Discretionary Entitlements

• Applicant is proposing to establish a Planned Development (PD).

• Preferred by Applicant in order to:

> Streamline the review process;

> Provide more flexibility from zoning standards when designing projects for large sites; and

> Must still be consistent with the General Plan.

• Planning Commission makes recommendations on PD to City Council.

• City Council makes final decision.

• The project subject to Design Review process.


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Overall Comments

• Through the PPR process, staff identified several key issues that will require additional analysis during the formal review process:

> The size of the project in relation to surrounding uses;

> The height and scale of the building and how it relates to the surrounding uses; and

> Consistency with the College Campus area of the East Colorado Specific Plan.


Planning Division Comments

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• Project Subject to Design Review

• Issues that will be analyzed during the Design Review Process:

> Design should be in response to surrounding uses;

> On-site historic resource should be carefully integrated into project.

> Incorporate “inviting” pedestrian design features;

> Consider the use of high quality materials and finishes; and

> Consider additional landscaping throughout the site.

• Building on North Parcel is eligible for listing on the National Register.

> Design of Buildings should be in response to existing development.


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• East Colorado Specific Plan:

> Project should create a project with a strong urban edge;

> Project should create opportunities for a pedestrian oriented streetscape;

> Uses in the College District should be college/neighborhood serving;

> Plazas and outdoor spaces should be incorporated into the design of projects; and

> Buildings up to 45 feet high.

Planning Division Comments


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Existing General Plan

Colorado Blvd.

Mad

re S

t.

Sie

rra

Mad

re

Blv

d.

Alle

n A

ve.

Hill

Ave

.

Cat

alin

a A

ve.

Walnut St.

Del Mar Ave.PCC

PROJECTSITE



• Remaining caps from the 1994 General Plan for the East Colorado Specific Plan:

• 736 Housing Units

> General Plan allows housing units to be converted to non-residential square feet utilizing a conversion factor

Each residential unit may be converted to commercial floor area at a rate of 1,000 square feet per unit.

• 143,322 square feet of commercial development

• 100,000 square feet of institutional development

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Student Housing Option

Market Housing Option

Hotel Option

Existing Caps

Residential 736 units 736 units 736 units

Commercial 143,322 sq.ft 143,322 sq.ft 143,322 sq.ft

Proposed Project


Commercial 298,000 sq.ft. 298,000 sq.ft. 460,683 sq.ft.

Amount Over Existing Cap


Commercial (154,678 sq.ft.)

(154,678 sq.ft.)

(317,361 sq.ft.)

Proposed Conversion

1 res. unit = 1,000 sq.ft.

155 units to 155,000 sq.ft. commercial



Remaining Balances


Commercial 0 sq.ft. 0 sq.ft. 0 sq.ft.



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Proposed General Plan

• General Plan Vision for the East Colorado Specific Plan:

> Calls for the area around PCC to be an activity center with a mix of housing and commercial uses to serve the college and surrounding neighborhoods

> The proposed designation for this site is “Medium Mixed Use”

• Proposed General Plan FAR

> Envisions a 0.0 to 2.25 FAR

Project proposes a 2.9 FAR

• Proposed General Plan Heights

> Does not include height limits (would be part of Specific Plan update)


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Proposed General Plan

• General Plan draft development allocation for the East Colorado Specific Plan:

Student Housing Option

Market Housing Option

Hotel Option

Proposed Allocation


Commercial 525,000 sq.ft 525,000 sq.ft 525,000 sq.ft

Proposed Project



Remaining Balances




Environmental Review

• Pursuant to the California Environmental Quality Act (CEQA), an Environmental Impact Report (EIR) will be prepared

• Will analyze the project’s potential to result in significant impacts, as identified by State and local environmental guidelines.

• Staff will execute a contract for environmental services once a formal application is submitted.

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1336 and 1347 East Colorado Blvd. Pre Development Plan

ReviewCity Council Meeting

January 28, 2013

1336 and 1347 east colorado blvd. pre development plan review

Documents