Planning Commission Agenda Packet 11-12-25

P23-0563 & Tract 8749, 4400 Black Ave. Planning Commission 7 of 12 Landscaping, Open Space & Amenities The project includes on-site landscaping, including the planting of street trees meeting the ODS requirements listed in A9. The project conforms with the Landscape standards outlined in section A9, including compliance with the Water Efficiency Landscape Ordinance, Bay Friendly design, and tree and shrub species selection that conforms to the “Very Low” and “Low” rating on the Water Use Classification of Landscape Species database. The project includes three paseos totaling approximately 6,155 square feet. Each paseo design includes synthetic turf, Deciduous trees, bicycle parking, and seating areas (Paseo B includes decorative pebble stone seating). The project proposes approximately 13,636 square feet of group-usable open space and approximately 2,135 square feet of private open space, which includes the proposed roof decks for unit three. Overall, the project proposes approximately 13,636 square feet of group open space meeting the ODS requirements for housing sites with a proposed density range greater than 14 and up to 29 dwelling units per acre. Grading and Drainage The project site is relatively level, and the applicant is proposing to generally maintain the existing grades. Project site drainage will be directed towards landscaped bio-retention basins located in various areas of the project site for retention and treatment before draining into the City’s storm drain system. As conditioned, staff finds the proposed grading and drainage plan to be acceptable and in compliance with applicable stormwater runoff requirements . Utilities The project has been designed to meet the utility and service standards prescribed by the ODS A11, minimizing the impact of utility and mechanical equipment on the project site. The project would include the installation of all required on-site utilities with connections to municipal systems to serve the new development. The structures would be designed to meet the requirements of the Uniform Building Code, Fire Code, and other applicable City codes. Adequate access would be provided to the structures for police, fire, and other emergency response vehicles. Inclusionary Zoning Ordinance (IZO) and Affordable Housing PMC Section 17.44.040(B) provides that for all new residential projects of 10 units or more, at least 15 percent of the project’s dwelling units shall be affordable to very low- and/or low- income households, with such units provided on-site. The property requires a minimum of nine units to conform to the IZO’s strict requirements. The applicant proposes to provide (for sale) nine on-site affordable units (seven Low-Income and two Very Low-Income), also referred to as “inclusionary units”, therefore meeting the requirements of the IZO. The proposed square footage of the three-bedroom inclusionary units is approximately 1,446 square feet, similar to the market-rate three-bedroom units of approximately 1,670 square feet. Additionally, the inclusionary units will resemble the market-rate units by providing similar private open space square footage and a two-car garage. Further, pursuant to the IZO, an Affordable Housing Agreement (AHA) must be entered into by the City and the project owner. The agreement is required to document the method and terms under which the project owner will comply with the ordinance. Because a subdivision is proposed, the agreement must be approved and/or recorded before final map approval . The completion of the AHA is included as a condition of approval.