Planning Commission Agenda Packet 11-12-25

P23-0563 & Tract 8749, 4400 Black Ave. Planning Commission 4 of 12 General Plan and Zoning The project site has a General Plan land use designation of Other Public and Institutional and Housing Element Site Overlay (HESO) as part of the 6th Cycle Housing Element, and is referred to as Area 19 in the Housing Element. The project site is zoned Public and Institutional and Housing Opportunity Zone (HOZ) Districts. The City has adopted ODS to implement development consistent with the Housing Element . Objective standards are defined in state law as “uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.” The ODS are applicable to each of the Housing Element sites and include standards that regulate height, setbacks, massing, site planning, lighting, landscaping, and building design to ensure projects will be compatible with their surroundings, attractively designed and landscaped, and minimize impact to aesthetic resources. The project is subject to the ODS. Analysis of the project’s conformance to the General Plan, HOZ District, and ODS is provided further in this report. PROJECT DESCRIPTION The project proposes 10 three-story buildings with a total of 59 townhome-style condominiums, totaling approximately 96,584 square feet of residential space and a maximum height of approximately 42 feet 10 inches. The townhomes would range in size from approximately 1,446 to 2,224 square feet, with either three or four bedrooms. Nine of the units are proposed to be deed-restricted lower-income housing units. The project features a modern Craftsman- style architecture, characterized by horizontal shiplap siding, horizontal panel siding, and vertical metal siding. Additional materials include brick, stucco, and composition shingle roofing. The project would also include approximately 13,636 square feet of group open space, five streets (including four alleys), and surface parking. Each townhome would have a two-car private garage accessed via common access streets. The project is accessed off Black Avenue and consists of dead-ending internal streets primarily to access private unit garages. The project also includes the removal of 41 trees on-site and 22 off-site trees. Please refer to Exhibit B for complete project details. OBJECTIVE DESIGN STANDARD (ODS) CONFORMANCE The project conforms to the ODS as further described below. Site Layout, Traffic, Pedestrian and Vehicular Access The project site will be accessed from Black Avenue and served by one internal street and four alleys. The internal street is designed similarly to public streets and provides sidewalks, street trees, and pedestrian-scale lighting per ODS A1.1. Internal sidewalks have a minimum width of 6 feet and provide pedestrian circulation throughout the project site per ODS A3.1. The project’s traffic analysis, prepared by TJKM, approximates 145 more trips during a typical weekday than the existing commercial uses. Considering peak periods, the project would have nine fewer trips during the a.m. commuter peak hour and four fewer trips during the p.m. commuter peak hour. The project’s traffic analysis was reviewed by the City’s Traffic Engineering Division, which determined the project’s trip generation would not cause any significant or worsened operating conditions or delays at any nearby intersections.