PC 10/25/1995 - Laserfiche WebLink

~ the neighborhood. Mr. Iserson advised that staff feels residential use is the only viable use for this site. After describing the land use options for this site, Mr. Iserson commented that staff feels the High Density Residential designation would be appropriate for this site. Mr. Iserson continued to describe the proposed General Plan amendment. Two key issues that staff considered are the use's compatibility with surrounding residential development and the use's traffic impact on Stanley Boulevard. There are a number of older single-family residential houses on the north side of Stanley, as well as a few high-density residential developments. The amount of traffic on "little" Stanley Blvd. is below the City's standard for collector streets, and the addition of a high-density development will not cause Stanley Blvd. to exceed City standards. Staff has ruled out other land use alternatives such as Open Space districts, Rural Density districts, as well as Commercial Industrial districts. Viable land uses remaining would be Low Density Residential, Medium Density Residential, or High Density Residential. Staff feels the HDR designation would have sufficient utilities, and traffic would be within acceptable levels. The senior development would have much less traffic than another type of high density development. Noise levels would be less and there would be fewer impacts to parks and no impact to schools. However, other city services catering to senior citizens will have more impact. Mr. Iserson further stated that if the rezoning is approved and this project does not get built, another high density project may come forward. However, the new HDR project would also have to be approved by the Planning Commission and City Council. Staff has determined that this project would be consistent with the new recommended policies of the General Plan Steering Committee. Regarding the PUD development plan itself, there would be 97 apartments for senior citizens (87 would be for low income and 10 would be for very low income), each having one bedroom, 625 square feet, and its own patio or balcony. Each building will group the apartments around a large common area. There will be one common driveway for the proposed development and the existing single-family home. Seventy-one parking spaces are proposed, sheltered areas for transit users, a community room, a central mail area, and a laundry room. The architecture is very similar to the applicant's previous development on Division Street. Staff met with neighbors of the project and discussed concerns regarding the density of the project, increased traffic, Stanley Blvd. improvements, more parking/covered parking, proximity of units to the Del Valle townhomes, overflow lighting to adjacent properties, and additional landscaping between the project and the Del Valle townhomes. Planning Commission Minutes Page 5 October 25. 1995 -