AGENDA REPORT - Laserfiche WebLink

PLANNING COMMISSION ACTION At its meeting on January 26, 2011, the Planning Commission reviewed the Draft Hacienda TOD Standards and Design Guidelines (see Attachment 4: Planning Commission draft minutes). Speakers at the public hearing included several members of the Hacienda Task Force as well as participants in the Advisory/Stakeholder Group. John Wayland of BRE Properties, Inc. discussed several concerns with the draft document that he believed would work against developing an economically viable project. These are described in the Planning Commission draft minutes as well as in a letter provided to the Planning Commission (Attachment 6). After considering public input and deliberating on several topics, the Planning Commission recommended the Draft Hacienda TOD Standards and Design Guidelines to the City Council with several amendments. The proposed amendments, followed by staff's recommendations (in italics) are as follows: • Public Park: Provide additional incentives (such as relief of in -lieu fees, or reduction of the amount of private open space required) to encourage the development of a public park on Parcels 2 or 3. Staff concurs with this recommendation but believes these incentives should also be extended to Parcel 1. • Curvilinear Connecting Trail: Include a "sunset clause" in the design guidelines that would eliminate the trail from the requirements, if agreement is not reached with Kaiser to jointly implement the trail by the fourth quarter of 2011. If the trail remains in the document, the setbacks on Sites 1 and 2 should be reduced as follows: Willow Road: 20 feet, not 22 feet; Hacienda Drive: 25 feet, not 35 feet; Gibraltar Drive: 20 feet, not 25 feet. Staff believes the connecting trail is an essential piece of the pedestrian and bicycle circulation plan and recommends some flexibility in applying the sunset clause. Staff recommends that the trail requirement not be eliminated from the plan if Kaiser has indicated its willingness to work with the City by the December 31 date. • Density: Retain as in draft: minimum of 30 units per acre and a maximum of 55 units per acre. Staff concurs with this recommendation. • Retail: Require 5,000 square feet, not 10,000 square feet of dedicated retail space overall, with the 5,000 square feet located on Owens Drive. Retail space may be located on Parcels 2 and 3 as a builder's option. Staff supports 5,000 square feet of retail at Owens as well as the live/work space as described below. In regards to the retail space at Gibraltar Drive, staff seeks direction from the City Council. • Live/Work Space: Retain the live /work requirement on Owens Drive (Parcel 1); allow live /work space on Parcels 2 and 3 as a builder's option, but not required in this location. Staff believes that requiring Live/Work space (designed with the higher ceiling requirement included in the Standards and Design Guidelines) along Owens Drive is crucial to providing an option for additional retail Page 3 of 6