Fremont City
California

Planning Commission Report
3677

LINCOLN TOWNHOMES – 40857 Lincoln Street - PLN2017-00018 - To consider a Vesting Tentative Tract Map, Private Street and Discretionary Design Review Permit to allow the construction of five attached townhouse units on a 0.43-acre site located in the Irvington Community Plan Area, and to consider an exemption from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332, Infill Development Projects.

Information

Department:PlanningSponsors:
Category:Tentative Map

Item Discussion

Location:               40857 Lincoln Street (APN 525 066104300) in the Irvington Community Plan Area

 

Area:              0.43 acres (0.35 net acres)             

 

People:               John Xu, Owner/Applicant

              Spencer Shafsky, Staff Planner, (510) 494-4452, sshafsky@fremont.gov

 

General Plan:               Medium Density Residential, 14.6 to 29.9 dwelling units per net acre             

 

Zoning:               R-3-18, Multifamily Residential

 

Body

EXECUTIVE SUMMARY

 

The applicant, John Xu, requests approval of a Vesting Tentative Tract Map, Private Street and Discretionary Design Review Permit to allow the construction of five attached three-story townhouses on a 0.43-acre (0.35-net acre) site. The proposed project would be consistent with the General Plan and Zoning Ordinance, and substantially conforms to the City’s Multifamily Design Guidelines. Staff recommends that the Planning Commission approve the proposed project as shown in Exhibit “A,” based on findings and subject to conditions provided in Exhibit “B.”

 

BACKGROUND AND PREVIOUS ACTIONS

 

The subject property is a 0.43-acre parcel located on the west side of Lincoln Street, between Chapel Way and Union Street, within the Irvington Community Plan Area. The project site is a long, narrow lot that is 70 feet wide, with an average depth of approximately 260 feet. A ranch-style single-family home built in 1940 currently exists on the property. An historical evaluation was completed for the building in 2015, and the existing single-family home was determined not to be a potential historic resource. The frontage of the property has not been improved with a sidewalk.

 

Surrounding Uses

Adjacent properties on Lincoln Street are designated Medium Density Residential (14.6 to 29.9 dwelling units per net acre) in the General Plan and currently consist of a mix of single-family homes, and small apartment buildings. The properties directly to the north of the subject site contain a two-story, six-unit apartment building, and a two-story, four-unit apartment building. The property directly to the south of the subject site is a one-story single-family residence. The rear of the subject site abuts a flood control channel owned by the Alameda County Flood Control and Water Conservation District (ACFC). A 2,728-square-foot easement for ACFC exists at the rear of the property as well, adjacent to the flood control channel.

 

Evolution of Plan Development

The applicant has submitted numerous iterations of project plans for review, and staff and the applicant have worked collaboratively to ensure that the proposed project exemplifies high quality architecture and site design. Some of the project refinements that came out of the iterative design review process include: 1) reduction of building massing; 2) reduced privacy impacts along the east property line; 3) increased articulation through variations in building height, roof form and architectural detailing; 4) increased efficiency in site planning; 5) enhanced landscaping along the street frontage; and 6) the creation of private rear yards.

 

PROCEDURE FOR TONIGHT’S HEARING

 

The Planning Commission is charged with considering the following:

 

1.                A finding that the proposed project is exempt from the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332, Infill Development Projects.

 

2.                Approval of Vesting Tentative Tract Map No. 8292 and a Private Street as shown in Exhibit “A,” based on findings specified in Fremont Municipal Code (FMC) Sections 17.20.200 and 17.25.040 and subject to conditions of approval as provided in Exhibit “B.”

 

3.                Approval of a Discretionary Design Review Permit for improvements shown on Exhibit “A,” based on findings specified in FMC Section 18.235.060 and subject to conditions of approval provided in Exhibit “B.”

 

PROJECT DESCRIPTION

 

The applicant proposes to demolish the existing single-family home on the project site and construct five new townhomes. Two buildings are proposed as part of the project, one containing three townhomes and one containing two townhomes. Each of the buildings would be three stories tall and would range in height from approximately 32 to 36 feet. The unit mix would consist of five four-bedroom units, ranging in size from approximately 1,697 to 1,811 square feet. Each unit would have a two-car garage and would provide a ground floor bedroom and full bathroom. Each unit would have a private rear yard. Three uncovered guest parking spaces would be provided on-site between the two buildings.

 

A new driveway and pedestrian pathway would connect to Lincoln Street to serve the new development.  An on-site turnaround would be provided to meet emergency vehicle access requirements. New storm water, wastewater and other utilities would be connected to existing facilities adjacent to the site. A six-foot public right-of-way dedication would be provided along Lincoln Street for the construction of a new sidewalk, curb and gutter.

 

PROJECT ANALYSIS

 

General Plan Conformance

The General Plan land use designation for the project site is Medium Density Residential, 14.6 to 29.9 dwelling units per acre, which allows garden apartments, condominiums, flats, townhouses, and low-rise multifamily complexes. Projects developed under the Medium Density Residential land use designation are multifamily in character but retain some of the qualities of suburban neighborhoods such as landscaped yards, off-street parking, common open space and low building heights (less than four stories). The proposed project would be consistent with the density and characteristics of the Medium Density Residential land use designation and the following General Plan goals and policies:

 

Land Use Policy 2-1.11: Infill Emphasis – Focus new development on underdeveloped of “skipped-over” sites that are already served by infrastructure and public streets.

 

Land Use Policy 2-3.4: Infill Development Support infill development on vacant and underutilized land in Fremont’s neighborhoods, particularly where there are vacant lots or parcels that create “gaps” in the urban fabric and disrupt the continuity of a neighborhood. Such development should respect the scale and form of surrounding properties.

 

Land Use Goal 2-2: Directing Change – Growth and development that is orderly and efficient, leverages public investment, ensures continued availability of infrastructure and public services, reduces adverse impacts on adjacent properties, and protects the natural environment

 

Analysis:  The proposed project would create five new dwelling units on a site that is designated for medium density residential development, but is currently underutilized with a single-family residence. The proposed development would be on an infill site that is in close proximity to shopping centers, commercial services, restaurants and transit. The subject property is currently served with existing public facilities including streets, sewer and water.  As an infill project with compatible surrounding uses, there would be minimal impact on public services, adjacent properties and the natural environment.  

 

Land Use Policy 2-1.7:  Becoming a More Transit Oriented City Plan for Fremont’s transition to a community that includes a mix of established lower density neighborhoods and new higher-density mixed use neighborhoods with access to high-quality transit.

 

Land Use Goal 3-2: Reducing Vehicle Miles Traveled Improve mobility in Fremont while reducing the growth of vehicle miles traveled.

Analysis:  The proposed project would place future residents in close proximity to the future Irvington BART station, which would be located less than ½ mile away. The project site is located in close proximity to commercial uses, services and amenities found in the nearby Irvington Town Center. 

 

Conservation Policy 7-9.1: Implement Green Building Standards Continue to implement and strengthen green building standards.

 

Conservation Implementation 7-9.3.A: Solar Energy Promote the integration of solar energy sources into all types of development.

             

Analysis: The proposed project would incorporate sustainability measures related to electric vehicle (EV) charging stations, solar energy and green building as follows:

 

1.                Electric Vehicles: The proposed project would include one uncovered guest EV charging station. In addition, the private garages would be designed to accommodate EV chargers.

 

2.                Solar-Ready: The project would include a photovoltaic solar system for each townhome.

 

Zoning Regulations

The following table illustrates how the proposal would comply with key development standards applicable to a new residential development in the R-3-18 zoning district, as provided in FMC Section 18.90.050.

 

Table A – Compliance with Applicable Development Standards

Development Standard

R-3-18 Zoning District or FMC Requirement

Proposed Project

Complies?

 = Yes

X = No

Allowable Density Range (units/net acre)

14.6 – 18 units/net acre

14.3 units/ net acre

1

Minimum Lot Area (square feet)

N/A

18,821 square feet

2

Minimum Street Frontage (feet)

N/A

 

70 feet

2

Minimum Lot Width (feet)

N/A

 

70 feet

2

Minimum Lot Depth (feet)

100 feet

Approximate 260 foot average depth

Minimum Front and Street Side Yard Depths (feet)

N/A

6-10 feet

2

Minimum Interior Side and Rear Yard Depths (feet)

N/A

10 feet (minimum)

2

Distance between windows of separate units on walls angled 90 degrees or less from each other (feet)

15 feet

N/A

Distance between parking or circulation areas and a public street right-of-way or private street easement (feet)

15 feet

Approximately 120 feet

Maximum Building Height (feet)

36 feet

36 feet

Maximum Lot Coverage (percentage)

50 percent

Approximately 24 percent

Common Open Space (square feet)

500 sf minimum

(500 sf for first five units, 50 sf for each additional unit)

None

3

Private Open Space

(square feet)

Balconies, decks, porches:

·  Minimum area: 60 sf

·  Minimum interior dimension: 6 feet

 

OR

 

Patios or private yards:

·   Minimum area: 100 sf

·    Minimum interior dimension: 10 feet

Lots 1-3:

·    70 s.f. balcony (six-foot min. dimension)

·    311 s.f. private yard (10-foot minimum dimension)

 

Lot 4:

·    101 s.f. balcony (six-foot minimum dimension)

·    250 s.f. private yard (10-foot minimum dimension)

 

Lot 5:

·    101 s.f. balcony (six-foot minimum dimension)

·    365 s.f. private yard (10-foot minimum dimension)

Enclosed Storage Closet

Minimum 100 cubic feet (cf) for each dwelling unit

100 cf

Parking

·    Resident Parking: eight spaces  (requirement: one covered space plus 0.5 covered or uncovered space per unit)

·    Guest Parking: three spaces (requirement: 0.5 spaces per unit)

·    Bicycle Parking: four short term spaces (requirement for multifamily residential with private garages: four, plus one per 10 units) 

·    Resident Parking: ten spaces 

·    Guest Parking: three spaces

·    Bicycle Parking: three short term spaces in a bicycle rack near guest parking

Notes:

1    Per FMC Section 18.25.1995, net acreage does not include the portions of a lot that are unavailable for development, including non-developable easements and public rights-of-way. Based on this definition, the ACFW easement adjacent to the flood control channel and the public right-of-way dedication at the front of the property for street improvements reduces the net density of the project site from 0.43 acres to 0.35 acres.

 

The calculated net density for the project is slightly below the allowable density range for the R-3-18 zoning district. However, per FMC Section 18.90.050(b)(2)(C), minor deviations of no more than one dwelling above or below the permitted range may be allowed when rounding the density calculation.

 

2     Attached housing developments are exempt from this requirement – see FMC Section 18.90.050(a) Development Standard Table Footnote 2 and Section 18.25.780 for definition of “attached housing developments.”

 

3   Per FMC Section 18.90.050(g)(1)(A)(v),  small development sites of 12 units or less may be exempted from providing common open space when exceeding private open space area standards. Private open space areas provided greatly exceed the minimum requirement. Each unit is provided at least three times as much private open space as required.

 

Affordable Housing:

The applicant has proposed to satisfy the requirements of the City’s Affordable Housing Ordinance (AHO) through the payment of affordable housing fees. The final fee amount would be calculated based on the individual home square footages with the fee in effect at the time of issuance of building permits.

 

Design Analysis

 

Multifamily Design Guidelines:

Staff has found that the proposed project would meet all applicable design rules and be consistent with the design guidelines contained within the City’s Multifamily Design Guidelines (MFDG).

 

The Multifamily Design Guidelines are organized based on the following basic design principles:

 

SITE PLANNING & LAYOUT PRINCIPLE. The proposed site layout would include private open space areas and pedestrian pathways that would enhance safety, convenience, and social interaction among residents.

 

OPEN SPACE & LANDSCAPE PRINCIPLE. The proposed project would provide usable private open space areas for each unit in both balconies and private rear yards in excess of the minimum square-footage requirements, and include plantings that would provide a variety of colors and textures appropriate to the proposed project.

 

BUILDING DESIGN & ARCHITECTURE PRINCIPLE. The proposed buildings embody quality design elements and materials and include articulated elevations and

 

CONTEXT SENSITIVE DESIGN PRINCIPLE. The proposed buildings, site improvements, and private street would create a cohesive community setting that is compatible with surrounding uses.

architectural elements to provide variation in building massing.

 

Discussion of the project’s conformance with these design principles is below:

 

Site Planning and Layout

As encouraged by the MFDG for small infill sites, the proposed site design includes a private street and front loaded (front door and garage facing the street or "front" of the property) townhouse units to maximize efficiency and to allow for the creation of private rear yard areas.

 

The private street would connect Lincoln Street to the individual units and the on-site parking areas for guests. Decorative pavers are proposed to enhance the appearance of the private street. There would only be one point of vehicular access which means fire and garbage trucks would be required to turn around on-site.  The private street design includes an on-site turnaround to serve this purpose. Guest parking would be provided in the area between the two buildings, which would reduce the visual impact from the street.

 

A four-foot-wide separated pedestrian walkway would be provided to connect the sidewalk on Lincoln Street to all of the units on the project site.  The walkway would transition into the private street on-site.

 

Open Space and Landscape

The landscape plan features a six-foot wide landscape buffer with a variety of low water usage shrubs and trees along both side property lines to provide an attractive landscape feature and to provide privacy screening for adjacent properties. A ten-foot landscape area would also be provided at the front of the project site to add additional visual interest from the street. Approximately 19 new trees would be planted on-site, which include species such as arbutus, eastern redbud and crape myrtle. Mature, existing trees in the rear yard of Lots 1 and 2 would be retained to provide privacy screening to the adjacent single-family home located north of the project site.

 

The project would remove six existing trees located on the site, which include a variety of species: scrub oak, albizia, nectarine, avocado, and queen palm.  Only one of the six trees proposed for removal (albizia) would be considered a protected tree under the City’s Tree Preservation Ordinance because its diameter at breast height (DBH) measurement is greater than six inches and it is not a fruit or nut tree grown for commercial food production. The protected tree to be removed is in low or moderate health and its preservation would not result in a superior project design. The protected tree that would be lost would be replaced with approximately 19 trees on the project site, in accordance with the mitigation requirements of the Tree Preservation Ordinance.

 

Each unit would have access to a private yard area to provide open space for future residents.

 

Building Design and Architecture and Context Sensitive Design

The proposed architectural style of the buildings are contemporary and feature a variety of modern building materials, including stucco, stone, metal awnings and canopies, vinyl and aluminum window frames, and varied flat roof forms and facades. The color scheme features vibrant colors of blue, rust and green with sand colored offsets. The varied materials, color applications and architectural features would be consistent with the design rules in the MFDG to create visual interest and individuality, and reduce the appearance of mass and bulk. Per the MFDG, the building design would also add architectural detailing and variation so that each unit is clearly differentiated and one half of the building would not mirror the other.    

 

The MFDG encourage architectural design that creates public, welcoming, and pedestrian-friendly building fronts. The proposed design addresses this goal by designing the unit closest to Lincoln Street so that the main entry faces Lincoln Street with a walkway leading from the public right-of-way to the front door. This design creates a stronger connection with the public realm.

 

Vehicle Trip Generation:

The project proposes a 5-unit townhome complex located at 40857 Lincoln Street. Trip generation estimates were based on Single-Family Detached Housing. The proposed project consisting of 5 single-family townhomes is estimated to generate 29 weekday vehicle trips, 3 Weekday AM (7-9) peak hour trips, and 2 Weekday PM (4-6) peak hour trips. Trip generation estimates are based on ITE Trip Generation Handbook, 9th Edition, ITE #230 Residential Condominium/Townhouse.  Because the project is estimated to generate less than 100 new peak hour trips a Traffic Impact Analysis (TIA) will not be required. 

 

Street Right-of-Way Dedication and Improvements:

The developer is required to dedicate right-of-way and install street improvements in accordance with the Subdivision Ordinance and Street Rights-of-Way and Improvement Ordinance. Street frontage improvements would occur along the project frontage. The following outlines the right-of-way and street improvement requirements for this project:

 

Lincoln Street: Although street improvements were previously installed, the project would be required to repair, replace and/or upgrade existing improvements to meet current standards. Required street improvements include, but are not limited to: removal of existing curb, gutter, and unused driveway; and installation of new curb, gutter and concrete sidewalk. The existing curb-to-curb width is sufficient to accommodate anticipated traffic and meets the current City standards. Developer would also be required to dedicate the right-of-way needed to accommodate the ultimate street configuration along the project frontage on Lincoln Street to the satisfaction of the Director of Public Works. The details of Lincoln Street right-of-way dedication and improvements are shown on Exhibit “A”.

 

Grading and Drainage:

The 0.42-acre project site is currently occupied by an existing residential building. The site is bounded to the northeast by Lincoln Street, to the southwest by Laguna Creek, and the other sides by residential structures. The site generally slopes from north to south and away from Lincoln Street towards Laguna Creek. The developer is proposing to create conventional flat building pads on all lots in general. Lots 4 and 5 would have a 3.5-foot maximum retaining wall in the rear yard and side yards adjacent to the existing developments. The developer’s engineer estimates the total project grading to be 570 cubic yards of import.

 

Stormwater runoff on-site currently flows into Laguna Creek along the southwestern property line. The proposed development would increase the amount of impervious surface on the project site, thereby increasing the amount of stormwater runoff. The developer’s engineer has proposed permeable pavement and grassy swales to limit the amount of stormwater runoff. Area drains and underground storm drain pipes would be placed in the side yards and common areas to direct flows from the building foundations, disconnected downspouts, surrounding lawns and landscape areas into the storm drain main extension at Lincoln Street. The on-site storm drain system would be subject to approval by the Public Works Director prior to Final Map approval. 

 

Lincoln Street is crowned at the centerline. Runoff from the street drains into the existing curb inlets at the intersection of Lincoln Street and Chapel Way. The developer is proposing to extend the storm drain approximately 65 feet eastwards along Lincoln Street to pick up runoff from the project site. The size of the off-site storm drain as shown on Exhibit “A” is preliminary and must be supported by hydraulic calculations that meet the most current Alameda County standards. Existing off-site storm drainage facilities may be required to be mitigated due to increase in post-development flows from the project.

 

Findings for APPROVAL

 

In order to approve the proposed project, the approval authority must find that the project is consistent with the General Plan and Zoning Ordinance.  Based on the above analysis, staff finds the proposed project would be in conformance with General Plan and Zoning Ordinance and recommends the following findings:

 

Discretionary Design Review Permit Findings

 

(a)            The proposed project is consistent with the general plan, any applicable community or specific plan, planning and zoning regulations, and any adopted design rules and guidelines;

 

Analysis: The proposed project would be consistent with the density range of the Medium Density Residential General Plan land use designation and R-3-18 zoning district. The proposed project would be consistent with General Plan policies related to Land Use and Conservation as discussed in the staff report. The project would also be consistent with applicable development standards for the R-3-18 zoning district and the Multifamily Design Guidelines, as discussed in the staff report. 

 

(b)            When a proposed project is inconsistent with an adopted design rule, the purpose and intent of the design rule is met through alternative means; and

 

Analysis:  The proposed project would be consistent with all applicable design rules in the Multifamily Design Guidelines.

 

(c)             The multifamily residential project’s architectural, site, and landscape design will not be detrimental to the public health or safety; or a nonmultifamily project’s architectural, site, and landscape design will not unreasonably interfere with the use and enjoyment of adjacent development nor be detrimental to the public health, safety, or welfare.

 

Analysis:  The proposed project would be consistent with all applicable design rules in the Multifamily Design Guidelines, which ensure that a multifamily project exemplifies high quality architectural, site and landscape design. The proposed project would also be consistent with applicable development standards for the R-3-18 zoning district and would be built in accordance with applicable building codes, which would ensure that the project would not create any impacts detrimental to public health or safety.

 

Vesting Tentative Tract Map No. 8292 Finding

Pursuant to FMC Section 17.20.200, based on the analysis of the project contained in the accompanying staff report, the proposed Vesting Tentative Tract Map is in conformance with the General Plan, FMC Title 17 (Subdivisions), and the Subdivision Map Act, and none of the following findings can be made:

 

(a)              The map fails to meet or perform one or more of the requirements or conditions imposed by the Subdivision Map Act or the Subdivisions Ordinance (FMC Title 17);

 

(b)              The proposed subdivision, together with the provisions for its design and improvements, is not consistent with applicable general and specific plans;

 

(c)              The site is not physically suitable for the type or proposed density of development;

 

(d)              The design of the subdivision or the proposed improvements is likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat;

 

(e)              The design of the subdivision or the type or improvements is likely to cause serious public health problems; and

(f)              The design of the subdivision or the type of improvements will conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision.

 

In addition, the following finding should be made pursuant to Government Code Section 66473.5:

 

(g)              The proposed subdivision, together with the provisions for its design and improvement, is consistent with the general plan or any specific plan for the reasons stated in this staff report.

 

 

Private Street Finding

Pursuant to FMC Section 17.25.040, the following finding is required in order to allow for the proposed private street:

 

(a)            The most logical development of the land requires private street access.

 

Analysis: The project site is a long narrow lot. The proposed project would include a single private street that would provide vehicle access to and from the proposed units. The City’s standard street section for a public residential street requires two travel lanes and on-street parking, curbs, gutters, and sidewalks with landscape planters on both sides of the street. If the applicant were required to construct a full public street section to this standard, the amount of developable land remaining would not allow orderly development at a density appropriate for medium density residential development.

 

Tree Removal Finding

Pursuant to FMC Section 18.215.070, the following finding is required in order to allow for the proposed removal of trees that are subject to protection under the City’s Tree Preservation Ordinance:

 

(a)            The proposed removal of one protected tree would be consistent with the City’s Tree Preservation Ordinance because removal is necessary to enable reasonable and conforming use of the property and to achieve a superior project, and the tree cannot be preserved by a reasonably required project redesign.

 

Analysis:  The applicant proposes to remove one protected tree. The tree to be removed is in low or moderate health and its preservation would not result in a superior project design. The tree is required to be removed to develop the site in a logical manner that meets all applicable development standards.  The protected tree that would be lost would be replaced with approximately 19 trees on the project site, in accordance with the mitigation requirements of the ordinance.

 

The findings above are also contained in Exhibit "B" enclosed.

 

CITY FEES

 

This project would be subject to citywide Development Impact Fees. These fees may include fees for fire protection, park facilities, park land in lieu, capital facilities and traffic impact. All applicable fees would be calculated and paid at the fee rates in effect at the time of building permit issuance. The applicant may elect to defer payment in accordance with the City’s Impact Fee Deferral Program.

 

ENVIRONMENTAL REVIEW

 

This project is categorically exempt from the requirements of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332, Infill Development Projects, which exempts in-fill development when the project would be consistent with the General Plan and Zoning Ordinance; proposed development would occur on a site no greater than five acres substantially surrounded by urban uses; the site has no habitat value for endangered, rare or threatened species; approval would not result in significant effects relating to traffic, noise, air quality and water quality; and the site is adequately served by utilities and public services.

 

As documented in the staff report, the project would be consistent with the General Plan and Zoning Ordinance. The 0.43-acre site is surrounded with urban development, is developed with one single-family home and, thus, does not contain any natural vegetation nor provide habitat for endangered, rare or threatened species. Standard development requirements for resource protection contained in FMC Section 18.218.050(b) (Biology, Special-Status Species) would be included as conditions of approval and implemented with project development. These standard requirements would ensure that there would be no impacts to burrowing owls and nesting birds. The proposed project would generate less than 100 new peak hour trips, a threshold set by the Congestion Management Agency, and would not have significant effects relating to traffic. Likewise, given the small nature of the project and similar characteristics to surrounding urban development, the project would not have significant noise, air quality or water quality impacts. Hours of construction would be regulated per FMC Section 18.160.010 to address short-term noise during construction, and the standard development requirements contained in FMC Section 18.218.050(a) (Air Quality) would be included as conditions of approval and implemented during project construction to address short-term air quality impacts. The project is below the Bay Area Air Quality Management District screening threshold to require a more detailed analysis of air quality impacts. The project would implement the City’s stormwater runoff requirements. There are existing utilities and public services available to serve the site, including but not limited to: water, sanitary sewer, storm water facilities, electricity, natural gas, roadways, and transit.  Finally, there is nothing unusual about the project in terms of size, location, scale, or other circumstance that is likely to have a significant effect on the environment. 

 

PUBLIC NOTICE AND COMMENT

 

Public hearing notification is applicable.  Notices were mailed to owners and occupants of property within 300 feet of the site. The notices to owners and occupants were mailed on February 1, 2019.  A Public Hearing Notice was published by The Tri-City Voice on January 29, 2019

 

RECOMMENDATION

 

1.                Hold public hearing.

 

2.                Find the project is categorically exempted from the requirements of the California Environmental Quality Act (CEQA) per CEQA Guidelines Section 15332, Infill Development Projects, and that there is nothing unusual about the project in terms of size, location, scale, or other circumstance that is likely to have a significant impact on the environment.

 

3.                Approve Design Review Permit PLN2017-00018, as shown on Exhibit “A,” based on the findings and subject to the conditions of approval set forth in Exhibit “B.”

 

4.                Approve Vesting Tentative Tract Map No. 8292 and a Private Street as shown in Exhibit “A,” based on the findings and subject to the conditions of approval set forth in Exhibit “B.”

 

5.                Approve the proposed removal and mitigation for one protected tree pursuant to the City’s Tree Preservation Ordinance, based upon findings and subject to the conditions of approval set forth in Exhibit “B.”