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City of Pleasanton
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2016
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090616
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11/30/2016 1:49:21 PM
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8/31/2016 3:01:46 PM
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CITY CLERK
CITY CLERK - TYPE
AGENDA REPORT
DOCUMENT DATE
9/6/2016
DESTRUCT DATE
15Y
DOCUMENT NO
13
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13 ATTACHMENT 3
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\CITY CLERK\AGENDA PACKETS\2016\090616
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Planning Commission indicated that these changes would bring the proposed project further <br /> into compliance with the General Plan and Downtown Specific Plan. <br /> Specific Plan and General Plan Amendments <br /> As discussed at the work session, updating the Downtown Specific Plan is a City Council <br /> priority and staff has begun preparing a scope of work for the update. The scope of work <br /> would likely include re-evaluation of the Office land use district in the Specific Plan. In <br /> addition, the City is nearing adoption of a Civic Center Master Plan, which will have a major <br /> influence on the land use composition and activity level of the southern portion of Downtown. <br /> The Commission noted that land use amendments for the project site should not take place in <br /> advance of the comprehensive Specific Plan update and completion of the Civic Center Master <br /> Plan, as such amendments could set a precedent for future land use disposition of those <br /> properties with a Specific Plan designation of Office. Furthermore, the Commission noted that <br /> the minor changes to the project indicated above (introduction of ground-floor commercial <br /> space to Residence 1 and associated design changes to the façade of that building) would <br /> preclude the need for General Plan and Specific Plan amendments. <br /> Parking and In-lieu Fee <br /> The Pleasanton Municipal Code (PMC) parking requirements for a mixed-use building would <br /> be nine on-site spaces (i.e., two spaces for each apartment unit and three spaces for the <br /> office/retail space based on a 1 space/300 square-feet parking ratio). However, the project <br /> included only a total of six parking spaces to be shared among all occupants of the mixed-use <br /> building. The Commission agreed that the modest size of each apartment unit (two units <br /> would be 367 square feet and one unit would be 359 square feet) would limit the number of <br /> people living in the apartments. Although three additional parking spaces are required by <br /> Code, the Commission was generally supportive of the proposed parking supply for the mixed- <br /> use building. Furthermore, the Commission did not indicate that in-lieu parking fees were <br /> appropriate since the small rental apartment units are likely to have reduced parking demand <br /> compared to typical residential units and are located in close proximity to transit facilities (the <br /> ACE train station, located on Pleasanton Avenue, and Wheels bus stop along Old Bernal <br /> Avenue). The Planning Commission also indicated the need to reevaluate parking supply of <br /> Residence 1 if it was modified to include a commercial component. <br /> Building Design <br /> The Commission expressed support for the massing and height of the structures, as the upper- <br /> levels of the structures had less square-footage, low rooflines, and were broken up by various <br /> wall planes and balconies/decks. It was noted that the design and materials were similar to <br /> other existing buildings in the area and found the design to be complimentary and consistent <br /> with the Downtown Design Guidelines. Commissioner Allen requested that the south elevation <br /> of the mixed-use building be enhanced to accentuate its retail/business appearance. <br /> Additional Information Requests and Public Comment <br /> Chair Ritter requested additional information about the viability of new office, residential, and <br /> retail space in Downtown. The Commission was agreeable to using the Pleasanton Civic <br /> Center Site Market Analysis, prepared by Economic and Planning Systems (EPS), since at the <br /> time of the May 25th Planning Commission hearing, the Market Analysis was expected to be <br /> published in early June. The Market Analysis, provided to the Planning Commission via email <br /> on June 16, 2016, indicated that although residential development would provide the most <br /> PUD-118, 4791 Augustine Street Planning Commission <br /> Page 3 of 25 <br />
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