CITY COUNCIL SPECIAL MEETING AGENDA PACKET 8-11-26

Page 5 of 9 related to higher-density development near transportation corridors, consistency between land use designations and zoning, implementation of adopted specific plans, preservation of existing neighborhood character, and compliance with zoning and design standards. The project is also inconsistent with Housing Element policies that encourage development at permitted building heights and support downtown housing opportunities in a manner consistent with the Downtown Specific Plan and applicable design guidelines. (See Attachment 2 for further analysis of General Plan conformance). Downtown Specific Plan (DSP) The proposed project is inconsistent with multiple Downtown Specific Plan (DSP) land use, design, and economic vitality policies intended to preserve downtown character, support commercial viability, and promote pedestrian-oriented development. The site is designated Mixed Use–Transitional (MU-T), where residential uses are generally expected to be located behind or above commercial uses. However, the project proposes a solely residential development with no commercial frontage, resulting in a complete loss of existing commercial floor area and failing to provide flexible ground-floor spaces that could accommodate future commercial uses (LD-P.20). The project also proposes a residential density substantially below the range envisioned for the site (LD-P.45). While the project provides fewer parking spaces than would otherwise be required, the applicant proposes use of the provisions of AB 2097, which preclude the City from imposing minimum parking requirements due to the site's proximity to public transit. (In this case, being within 0.5 miles of a major transit stop, the ACE station.) The project is also inconsistent with DSP height and design standards. The proposed three- story, 34-foot-tall building exceeds the DSP’s two-story residential limit and is more than 15 feet taller than an adjacent residential structure, and, as designed, results in inadequate visual transitions, since its west-side setback does not meet required standards for building height, sloping plane requirements and other key standards specified in the ODS. (LD-P.50, LD- P.54). In addition, the design does not incorporate key pedestrian-oriented features encouraged by the DSP, such as street-facing entrances, storefront elements, integrated landscaping, or architectural features that reinforce downtown character (LD-P.2). Staff and the Planning Commission also found the project does not further several DSP goals related to preserving downtown character, maintaining appropriate scale and neighborhood compatibility, supporting commercial vitality, and promoting attractive, pedestrian-oriented design. Objective Design Standards (ODS) and Site Development Standards The subject site is zoned Mixed Use–Transitional (MU-T), which permits residential uses, including residential-only development. As noted above, the project is also subject to the City's 2023 Objective Design Standards (ODS), which supersede any conflicting provisions of the underlying zoning regulations. The submitted application materials do not provide sufficient information for staff to fully evaluate compliance with the ODS. The applicant is requesting deviations from all objective design standards staff has identified in comments as having not been addressed. Staff have identified 33 standards that the project either does not meet or cannot be assessed due to missing information (Attachment 2, Exhibit C). Table 1 below summarizes the project’s conformance with the key site development standards for the DSP, MU-T District, and ODS. Please refer to the May 27, 2026, Planning Commission agenda report for more detailed Page 241 of 373