Planning Commission Meeting Agenda Packet 05272026

The proposed residential development includes three studio units (Units A, B, and C), each measuring approximately 430 square feet, and one larger unit (Unit D) measuring approximately 13,626 square feet, consisting of occupancy across all three floors. Al though the project includes a two-car garage, the applicant is invoking AB 2097, which prohibits public agencies from imposing minimum parking requirements for most development projects within 0.5 miles of a major transit stop (discussed further in this report). Additionally, the project includes approximately 6,192 square feet of pervious landscaping area, including a new parkway strip with two new trees along the south sidewalk of Old Bernal Avenue. The project’s arborist report identified 34 protected trees on site, of which 12 are recommended for removal due to design impacts (Exhibit D). Building Design The applicant is proposing traditional architecture with modern elements. This “modern farmhouse” style is characterized by wood siding and gable roof forms. Additionally, the design incorporates vertical board-and-batten wood siding, brick veneer tiles, and a black standing- seam metal roof. Detail/trim elements include black door and window trims and black-painted guardrails for the rear second-story balcony. The building’s west elevation rises to three stories, with the third story slightly setback from the first and second floors; no additional articulation is provided between the lower floors, such as belly bands or step backs. The building also includes an attached two-car garage, an approximately 681 square-foot upper rear-facing balcony, and an approximately 230-square-foot terrace on the second floor. Please refer to Exhibit B for full project plans and design details. ANALYSIS General Plan With respect to the PUD finding concerning whether the proposed development plan is consistent with the General Plan, the subject lot has a General Plan Land Use designation of Mixed-Use. Per Table 2-3 of the General Plan Land Use Element, the allowable density for Mixed-Use Residential is 20+ du/acre. The General Plan notes that the maximum floor area ratio (FAR), as specified in the Downtown Specific Plan, is 125 percent. As proposed, the project’s density is 8 du/acre with a conforming FAR of 0.71. To strictly conform to the 20+ du/acre density, the project would need to propose a minimum of 10 units. Accordingly, the project’s density is inconsistent with the General Plan. In the past, the City has allowed projects at densities below 20 units per acre, in conjunction with a PUD. However, per the August 2025 Planning Commission workshop, the size and location of the site, as well as policies encouraging multi-unit development on downtown sites, suggest that more than four units and more comparable square footage between all of the units is preferable. The following General Plan Land Use Element and Housing Element policies and programs are relevant to the proposed redevelopment of the site. The project, as proposed, is not consistent with the following General Plan policies and programs: Land Use Element Sustainability Program 2.4: Require higher residential and commercial densities in the proximity of transportation corridors and hubs, where feasible.