ORDINANCE NO. 1490

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SAN CARLOS APPROVING THE WHEELER PLAZA PLANNED DEVELOPMENT PLAN AND

RELATED ZONING MAP AMENDMENT TO REZONE THE PROJECT SITE FROM MIXED-USE DOWNTOWN CORE (MU-DC) ZONING DISTRICT TO PLANNED

DEVELOPMENT (PD) ZONING DISTRICT AT WHEELER PLAZA (APN 050-1 32- 260), 1245 SAN CARLOS AVENUE (APN 050-132-180), 1249-1265 SAN CARLOS

AVENUE (APN 050-132-170) AND 657 WALNUT STREET (APN 050-132-140).

RECITALS

WHEREAS, the City of San Carlos entered into a Disposition and Development Agreement ("DDA") with Silverstone Development Northern California ("Developer") in 2013. The DDA provides for the sale of the City-owned properties to the Developer and for the Developer to construct the Wheeler Plaza development and convey to the City a public parking garage condominium space containing at least 237 parking spaces for use by the general public; construct vehicular and pedestrian access improvements, including an expansion of the Sister City Lane; and to provide at least 15% of the housing units at an affordable price or pay an in-lieu fee of approximately $3.5 million in compliance with the City's Municipal Code; and

WHEREAS, the City Council certified the Final Environmental Impact Report for the Wheeler Plaza Development on October 8, 2012 following review and recommendations from the Planning Commission and Traffic and Circulation Commission; and

WHEREAS, in addition to the public hearings, the proposed development project was reviewed by the community at meetings held on December 2, 2009, May 4, 2011, December 7, 2011 and February 12, 2015; and

WHEREAS, pursuant to Title 18 of the City of San Carlos Municipal Code (the "Zoning Code"), Silverstone Communities filed an application for approval of a Planned Development Plan and accompanying Zoning Map Amendment to facilitate the development of the Wheeler Plaza development; and

WHEREAS, by Resolution PC2015-04, adopted on April 14, 2015, the Planning Commission recommends the City Council adopt the Mitigation Monitoring and Reporting Plan pursuant to the California Environmental Quality Act ("CEQA") for the implementation of the mitigation measures outlined in the Final Environmental Impact Report; and

WHEREAS, at a duly noticed public hearing held on April 14, 2015, the Planning Commission approved the: Design Review; Tentative Map; Grading and Dirt Haul Certificate; Below Market Rate Housing Plan; and the Transportation Demand Management Plan, effective on the effective date of the Planned Development (PD) Plan; and

WHEREAS, by Resolution PC2015-05, adopted on April 14, 2015, the Planning Commission recommended the City Council approve the Zoning Map Amendment as set forth in Exhibit A to this Resolution and adopt the Planned Development (PD) Plan as set forth in Exhibit B to this Resolution; and

WHEREAS, the City Council of the City of San Carlos held a duly notice public hearing regarding the proposed Planned Development Plan and Zoning Map Amendment on May 26, 2015; and

WHEREAS, by Resolution 2015-57 adopted on May 26, 2015, the City Council adopted the Mitigation Monitoring and Reporting Plan pursuant to CEQA for the implementation of the mitigation measures outlined in the Final Environmental Impact Report.

NOW, THEREFORE BE IT HEREBY ORDAINED by the City Council of the City of San Carlos as follows:

SECTION 1: The Zoning Map Amendment of San Carlos is hereby amended from MU-DC (Mixed Use Downtown Core) to PD (Planned Development District), by the adoption of a Plan of Development in accordance with the Planned Community Zoning for the construction a mixed-use building with: approximately 155,664 square foot residential building with 109 dwelling units, providing 192 parking spaces; approximately 10,274 square feet of commercial space with 10 shared parking spaces; and a two level public parking structure with approximately 252 parking spaces at: Wheeler Parking Plaza (APN 050-132-260); 1245 San Carlos Avenue (APN 050-132-180); 1249-1265 San Carlos Avenue (APN 050-132-170); and 657 Walnut Street (APN 050-132-140) as shown on the plans prepared by KTGY Group Inc. dated March 30, 2015.

SECTION 2: That the City Council hereby adopts the Plan of Development filed as "Wheeler Plaza". This plan indicates the approximate location of all proposed buildings, the size of the buildings, the parking to be provided and areas to be landscaped.

Standards of Development are as follows:

1. The land use regulations for the PD zone shall be those uses allowed in the MU-DC (Mixed Use Downtown Core) zoning district.

2. The structure shall be situated on the property in accordance with the Plan of Development prepared by KTGY Group dated March 30, 2015.

3. All setbacks and height of buildings shall be provided in substantial compliance with the Plan of Development.

4. Parking for the future commercial tenants shall be designated as ten shared parking spaces in the basement level parking garage. The on-site parking requirement for future commercial tenants is considered satisfied.

5. The project shall be constructed in accordance with all requirements of the Environmental Impact Report, Mitigation Monitoring Plan, Design Review Certificate, Tentative Map and Grading and Dirt Haul Certificate.

SECTION 3: The City Council hereby declares that it would have passed this Ordinance sentence by sentence, paragraph by paragraph, and section by section, and does hereby declare that any provisions of this Ordinance are severable and if for any reason any sentence, paragraph or section of this Ordinance shall be held invalid, such decision shall not affect the validity of the remaining parts of this Ordinance.

SECTION 4: This Ordinance shall be published and posted according to law and shall take effect and be in force from and after 30 days after its passage and adoption.

Introduced the 26th day of May, 2015

Passed and adopted as an Ordinance of the City Council of the City of San Carlos at a regular meeting thereof held on the 8th day of June, 2015 by the following vote:

AYES, COUNCILMEMBERS:

GRASSILLI, JOHNSON, OLBERT, COLLINS

NOES, COUNCILMEMBERS: GROCOTT

ABSENT, COUNCILMEMBERS: NONE

Exhibit A: Zoning Map Exhibit B: Wheeler Plaza Plan of Development dated March 20, 2015 Exhibit C: Findings for the Approval of the Wheeler Plaza Development Planned

Development Plan and Accompanying Zoning Map Amendment

EXHIBIT A

ZONING MAP AMENDMENT

_ -

- •

:—.26

•

• ,

. 7

.3

4'.

Al SO

'07

!=

WHEE

LER P

LAZA

RK

IFF

IRK

S

ihro

nit

urr

e c

om

mu

ler

1733

14Vb*

deld

st R

oad,

sun.

20/

kii

th•o

od

ellY

, CA

110

111

SAN

CAMA

11

3114

2114

11

)111

13 1

,M 0

1111

%

RW

OM

EM

IT

Aii

Gek

ir°

11:0

1 Ing' in

ilin

g

6 LI&

1

58a,

s4co

rd s

t. au

ks 2

co L

t.:

I( 104 :

en

d,orn

. tfA

946

07

sto

272

2210

F^

it. -

law

4 "

AO.C

r C

over

She

et

Pd3

6119

91T

hide

t A

02

Pra

lett

Dat

a

Al 0

Si

be F

lan

AZ

O

Ele

vati

ons

A21

M

iner

tlans

A3

0 13

alea

lan

t L

evel

BA

D*

Pla

n

A31

G

un

* L

evel

Bu

ild

ing

Ran

A

3 2

Lev

el 2

Bul

king

Pla

n A

3 L

evel

3 9

. 4 1

3ulld

Ing

ken

A3.

4 L

ever

& &

Min

n M

ali

A

3 .5

fP

hei

A40

B

eird

Ing

Sect

ions

•

A6

0 P

OS

Pil

AM

P

AS

1 P

ersp

ecU

ve

Ara

2 P

ersp

ecti

ve

A6

3 F

'ers

pace

ve

A6.

4 P

ersp

ecti

ve

A70

Dell

s A

7.1.

D

ota

l,

A72

Det

ails

Cha

t

TM

Ot

Tle

e Sh

eer

TM

-02

Wa

ne,

Lcile

nd, &

Abb

reW

elfo

ns

111-

03

Ext

etrn

s C

andl

ecns

T

M-l

4 L

ot M

aTer

Tl

y1-1

)5

Dem

olit

ion

Pan

41

0-06

5i

le P

lan

Th4-

0'r

Ore

dIng

Pla

n T

M4 1

8

USW

Pha

n IM

-09

Eap

nici

acnn

eal P

lan

TM-1

13

3ica

rnye

ter

Man

eser

nran

Ran

Lenr

bcnn

e L

i co

ncei

ltuoi

l.shd

acep

e Ph

an -S

he

Lev

el

1.2

Con

cept

ual L

OW

:sna

ps n

un. P

odiu

m

Lev

el

WHEE

LER P

LAZA

SH

EET I

NDEX

AC1.1

mcon

.41L

yy

Sh

bor

etef

te C

omen

ttie

s

“ 1

1733 *

Mee

leld

a R

oad

, 5u

f1e2

00

Red

owcr

0 C

ity

CA

940

61

SAN

W10

1, CA

au

rora

raw

10

3111

61.11

1171

1111

n

ara

r m1

111117

1L

KT

OY

Gro

up

, A

rch

rtec

ture

*Ple

rnai

ng

560

Sec

On

d S

t., S

utte

200

O

akla

nd

... .0

.0% 1

4607

510.2

72 2

910

ktgy

c.cm

i

Y';

00

1,1

71

1.

MA

N

%w

hat lw

u

hel. 1

.0.4

Lo

an

N

oliN

NO

V*.

11•1

1461

1E

PROJ

ECT D

ATA

SA

1 C

AM

JA

4inr

opew

irm

!M

OO

' I.

1110

111

KT

GY

up

b

1C

.

Arc

htf

tely

roff

lon

nh

ig

5B6

Sec

on

dS

t S

uit

e 20

0 O

ald

erld

. CA

-94

607

510.2

72 2

910

ktgy

, (P

M

•••=

1..

..0

1.0

ea

r,is

ora

w

an

•Isaaam

IR

O

tbda

try. --

- 1.0

A

not

, 0A

n.NA

IE

NN

I=

M:E

MN

11‘ffi

r. 4•

Ma,

I J

1.nll

_,..

j_1_

41, ,,

el li

IIIL

IVII

iaL.{

.7a0

.11.

4,

1410

0 M

K

71

M Ilg

i=

•

vot0

a-.

.na

ra

a

MII

IMIN

n

=N

M

_i

ja

0 _r_

r_

ro

pasu

ww

ziw

iwzm

w

apir

==

=

rc:1=

rar

• • In

rlin

s-

Ara

bil

ite

m

10

.0.

nank

s4

▪ .0

lb

•Vis

om

IL

**

O

W.

11..1.6

1

Yr.

ss

nlm

ato

o.

eid

an

$0,

..1/1

A.A

.Am

‘r

*wa

ll C

ad

a.

Imik

l■h

1.1.

1■0

1111 ,1

4d

r14

11

11

4.1

d*P

1■

1111

.10

■15

WHE

ELER

PLAZ

A es

h

1731

Mad

vde

Ro

ad, S

WIG

200

R

aW

ral M

I* C

.K. N

WT

Lau

rel

Str

eet

Gar

age

Gar

age

Wal

nu

t S

tree

t E

ntra

nce

En

tran

ce

WHEE

LER P

LAZA

ym

r9i.,

JE S

even

teen

s C

C e

rrei

rile

as

1

733 Y

ket

ied

de

Road

. S

ad

a 2

00

Aid

wit

ed m

14 c

A 9

40.6

1

SITE P

LAN

911 C

AM C

O,

,

IRG

Y G

rota

p, t

rim

. A

rch

itec

ture

0 l

an

nIn

g

Sec

ortd

St-

, Sta

te 2

00

O

akla

nd

. CA

94

,1307

51

0,27

2 22

10

May

ear

n

A .0

MO

AN

C.7

ow

Itiz

s ee

rn

Wal

t/ tir

err%

2. R

ear

Ele

vatio

n

i, L

eft E

leva

tion

ai

A2. I

ELEV

ATIO

NS

WHE

ELER

PLAZ

A

Mat

eria

l Leg

end

1.

54/3

0 St

ucce

2,

sto

ne V

enee

r 3

.. F

iber

Cem

ern

Pen

el

4 S

-Til

e G

od

5 B

rent

e Fr

bera

lais

Win

dow

6:

S

trid

ent

T.

skie

r Tile

Min

g v

4117

T116

Cap

W

ine

Rar

ing

6 W

ood P

on

it)

Wo

ol

71. D

ecor

alw

e P

aler

Tai

l 12

. Oec

oreh

ve L

ight

Ftd

ure

la. F

e I=

Man

g w

r W

rought

iron

-Sup

ine

14. P

rece

st T

rIm

IS P

rete

rit

Are

irts

conn

g 16 T

ie co

n 17

, Per

ron:

nee

Met

al S

cree

n 11

1. M

etal

fiel

lIn6

4114

2-j"

1411

5117

4' 4 1

73

I

Ra

nt.

As

Ned

woo

d-C

ity,

CA

640

8:

AK

a*

a IN

It

Eit

all

.8

1■25

1271

1:41

011E

11

.11E1

0,1

*M

Y G

roup, In

c

Arp

hIr

eciu

rvit

erle

nnm

p

WO

asc

end

St.

Su

ite2

00

G

akre

nct

CA

64

50

7

616.2

72.2

910

Ichw

.com

01P-7

1

.F,I•fr,jr:0;1111

•111!.::(1

1:41.:t

ii: 411111 1;1 ,1 1

'1'11

;4int

PPI,M

;V,41

■ 01111

: Iltiii.

i"dF;C

55. ,[11..

.1:1!:P;g1

1 ;'01!11

1141:111,1i. 1

1,411„

1.1

.4 A

id!li

g!!

■ !! . .•• •

•

Do

w o

ua

no

. st

wffi

likla

Verlm

te.

re.s

tRad

han

F.G

. Et

ar

mar

Mlit

ir C

ylav

a 11

1111

1110

110

. Ift

lrom

, .,•,

t

r..1-

:111

1 r I

2 S

on C

arlo

s A

ven

ue

Ele

vati

on

%te

tana

l Leg

end -

1 30

;10

Stu

cco

2.

S

teno

Ven

eer

O

Mar

Cem

ent

Pan

el

• S

-Tile

Ro

of

5,

Bre

ner

Fibe

rgla

ss A

l rel

ow

8 St

oref

ront

7.

B

arre

t Ns

Rel

ing1

.111

1 Th

e ca

p.

▪ w

ore

Rei

ns

I W

oa

d P

opt

10W

oo

d T

rellis

11, D

oO

NO

Ine R

atte

r Tat

iz D

eco

rati

ve L

ight

ftel

urn

11 F

allif

kAw

ni1

es4W

rou

gh

t Ir

on

Su

pp

ort

14

. P

reca

st V

an

15.

Pre

cast

lfve

lrec

otng

19 lila C

ap

1

7 P

erl

bra

ke

d M

olol

So

wn

IS

. M

etal

Rei

m

cuan

d 31

1111

1111

1. 11

.15.

0141

9

WHEE

LER P

LAZA

44

4 ..o

itygtyrp

•1 Sl

ivero

lon

t C

om

mu

nit

too

17

1011

800r

lalc

ia R

oad,

Sui

te 2

80

Red

WO

CId

City

, CA

114

061'

ELEV

ATIO

NS

-fl

rfl

SAN

fAIL

LOS;

IA

Mr

1019

4Ri

PE

TRY

Gre

op,

Aic

hif

ectu

ro+

Pio

nn

ierg

56

0 S

econ

dS

f S

uit

e 20

0 C

akka

na, C

A 9

4607

51

0.27

2_29

10

Idgy

.00r

e

- 171

an A

444

g14

4 A'f

f. P"

.1

04

4r1

f. 'il

ifal

nut S

tree

t MeV

-aeon

I I°

Sr

A2.0

Wal

nut S

tree

t

WHE

ELER

PIAZ

A BA

SEME

NT LE

YEL_

BUIL

D1NG

PLAN

jo

ynty

ropi

l f1;

34.46..cd

oent

inunt

sbn

Red

wco

d C

ity C

A 0

4061

°

SAN C

ARLO

S, CA

m

u E

mu

s ra

ta:c

ar-

am

11

.330

31 V

I OH

M

KT

GY

Gro

up, I

nc

Arc

lute

clur

e*P

lann

Ing

SRO

Sec

ond

St, &

he 2

00

Oak

land

, CA

946

07

5102

7229

10

ktot

.onn

i

I -a

sein

aneo

r-

arm

s

Iffn

1r00

0.

Chi

me

Wa

lnu

t S

treet

'Rea

l ani

mat

ions

, 41

pla

n m

easu

red

te In

side

face

of s

tud

E171=

71_1

1. 1-

117, r

rf11

37.17

,!!:

' . : H

-Iri

I

_

a

La

urel

Str

eet

WHEE

LER P

LAZA

GR

OUND

LEVE

L BUI

LDIN

G PU

N -

Slta

arat

one

Com

mun

klas

tT

flWoo

daPd

o R

escl

, Sun

200

R

ed O

dy,

CA

040

81

SAW

O&M

CA

mit 1

1 , ak

a{

:0 (

PIK

J1

F.)1

1 O

f em

it

KT

GY

Gro

up, I

ra

A

raP

ifta

atur

e+P

lann

ing

i' !

,

seo

seza

nd s

r , S

alta

20t

t k

ii

.., id."

-•

.

Oak

land

, CA

946

07rr1,4

v4

510

272

2910

- k.

; ip -

t

ktgy

cam

I A

7 .

Z '

0 1

0 ,

40

olt

0 A

Wal

nut S

tree

t

WHE

ELER

NAM

LEVE

L 2 BU

ILDIN

G PLA

N A3

.2 A

joy

Enrom

p 51

loor

stor

io C

Om

mun

turs

1743 w

oock

sida

Roa

d. 3

uko2

60

Ro

thw

ed C

i0l,

CA

940

61

SAN

caws

, CA

lin

1442

,1

ME

V, T

M 1

1t11

11

1,11,

Pfl 6

15.1

1111

1C

I0G

Y G

rou

p, llo

o.

Aro

hit

ectu

re+

Pia

nn

ing

S

end

St.,

Sui

te 2

DO

L O

aklo

ncl,

CA

946

01

510.

2722

01e

NV

co

rn

Wal

nut S

4019

1

1,.,

S3L

ala

WHE

ELER

PLAZ

A LE

VEL

3 & 4

BUI

LDIN

G PL

AN

A3.3

stig

rett

reaC

anan

un

Met

17

331N

lood

ette

Roa

d, S

ult

s 90

9 R

edw

ood

cit

y, C

4948

91

5AI

OK

% C

A.

qa m

y&

n

om

lusa

N W

ITD

1

wrG

y G

rou

ll:

hi&

71 1

77.1

A

n,

177

A,c

hit.

ttu

r...

.pki

inIn

g

,,; ,.

.;1

590 S

tata

nd

SI

, S

ull

a 2

00 v

r :.4 ri

_ t

ti t

'l

i O

aKan

d, C

A 9

4607

. •

1

1 ,

1 .

ri:

• .■

- i

.-

$1

0 2

72

29

10

t $

:1

;:

:, ,

L,

k

tP-c

arn

4f2

Ur

Wal

nut S

its Pt

WHEE

LER P

LAZA

Wa

nto

ns

Co

mm

un

itie

s

AC

al13

11-11

:94T

1733

Wo

od

sid

e R

oad

. So

de

20D

iit

oths

cod C

ity, C

A.04

1)13

1

LEVE

L 5

BUIL

DING

PLAN

SA

IL M

ILK

• 2114

4.Rt

axon

es

sera

la

s..V

1151

A3

.4

KT

CY

Grt

iap

, Mt.

Ara

ttIta

ctur

s+P

lann

lrig

..,:tN

580

SooD

nd S

t , S

urds

200

Oak

land

, CA

943

07

f;1A

f -

1 R

P 0 V

4

j

610

272

2910

pl

.:,'. i-

1'4'

ktgY

tom

•-

• ■ !

r 4

mid- r

'-

EXHIBIT C TO CITY OF SAN CARLOS ORDINANCE NO. 1490

FINDINGS FOR THE APPROVAL OF THE SAN CARLOS WHEELER PLAZA DEVELOPMENT PLANNED DEVELOPMENT PLAN AND ACCOMPANYING ZONING MAP

AMENDMENT

Having viewed all the materials identified in the Recitals for the Ordinance to which this Exhibit is attached, and having considered the record before it including the record in the above-referenced proceedings, oral and written testimony. reports, and other materials and information, including the Planning Department staff reports, the Planning COMMISSioh'S recommendations and information provided by the applicant and all other concerned persons, including comments at the public hearing held on May 11, 2015 on this Matter, the City Council finds, concludes and determines as follows -

In accordance with SCMC Section 18 36 040, a PD Plan and Rezoning shall only be approved if all of the following findings are made, and the City Council hereby makes the required findings as follows -

A The Proposed development is consistent with the General Plan and any applicable specific plan, including the density and intensity limitations that apply.

Basis for finding . The General Plan designation for the site is 'Mixed Use, Medium Density (21-50 DUs/Aci The site is also located within the City's Transit Oriented Development (TOD) corridor The project is consistent with several General Plan goals and policies, in that the project ensures a Sustainable land use pattern (Goal LU-I.. policies. LU-1 2; LU-1.3, LU-1 5; LU-1.11); the project preserves and strengthens downtown as the civic, cultural and social heart of the city (Goal LU-2, policies .LU-2.5 . U.1-2 LCI-2 7; LU-1 15) and promotes and expands public and alternative modes of transportation by supporting maximum allowed density near transit (Goal EM-11, policy EM-11.1),

B. The subject site is physically suitable for the type and intensity of the land use being proposed.

basis for finding. The PD site is generally level and consist of 2.19 acres. The EIR reviewed the geologic and geotechnical aspects of the site and found the site suitable for the proposed development The site is large enough to accommodate the proposed development and the related parking; landscape and open space. Therefore, the PD site is physically suitable for the type and intensity of the proposed land use.

C Adequate transportation facilities and public services exist or will be provided in accord with the conditions of the PD plan approval, to serve the proposed development; and the approval of the proposed development will not result in a reduction of traffic levels of service or public services so as to be a detriment to public health, safety or welfare.

Basis for finding: The PD site would have vehicular access to Walnut Street and maintains vehicular access from Cherry Street to San Carlos Avenue The site includes enhanced pedestrian connectivity, The site is located within close proximity of the Ca/train rail line and local bus service The site is within ease of walking distance of downtown amenities including shopping and dining as well as within 0/0$0 proximity to

the library and parks. The traffic study in the Final EIR found that the project would have less than a significant impact with the implementation of The mitigation measure to convert the Cherry Street/Laurel Street intersection to an all-way stop controlled intersection The Final. EIR also found that the project would not have a significant impact on public services, recreation and that the project can be adequately served by utilities

D The proposed development will not have a substantial adverse effect on surrounding land uses and will be compatible with the existing and planned land use character of the surrounding area.

Basis for finding: The proposed development compiles with the allowed land uses and most of the development standards within the MU-DC zoning district The approval of the PD Plan would permit only minor changes in the development and parking regulations. The development improves pedestrian connectivity and increases public parking for the downtown.

E. The development generally complies with applicable adopted design guidelines

Basis for finding - The proposed development generally complies with the development standards within the MU-DC zoning district. The design of the development is of high quality architecture that is compatible with other key buildings in the downtown

F The proposed development is demonstratively superior to the development that could occur under the standards applicable to the underlying base district, and will achieve superior community design, environmental preservation and/or substantial public benefit. In making this determination, the following factors shall be considered: 1. Appropriateness of the use(s) at the proposed location 2 The mix of uses, housing types, and housing prices levels. 3. Provision of units affordable to persons and families of low and moderate income or

to lower income households. 4. Provision of infrastructure improvements 5. Provision of open space. 6. Compatibility of uses within the development area. 7. Creativity in design and use of land. 8 Quality of design, and adequacy of light and air to the interior spaces of the

buildings 0. Overall contribution to the enhancement of neighborhood character and the

environment of San Carlos in the long term.

Basis for finding: The PD plan generally complies With the development standards of the MU-DC zoning district The proposed ground floor OomMercial use with upper level residential is compliant with the zoning and general plan designation for the site At the request of city staff, the developer has elected to pay the affordable housing in-lieu fee The project complies with the open space requirements and provides adequate light and air to the residential units. The proposed development is of high quality architectural design and is compatible with surrounding commercial and multi-family residential uses The development will enhance the downtown with the provision of increased public parking spaces, enhanced pedestrian connectivity and new commercial spaces The project also provides housing designed to meet the city's transit oriented development goals and assist with the city's housing production requirements.