MILPITAS PLANNING COMMISSION STAFF REPORT

1 AGENDA ITEM: IX-1 \ MILPITAS PLANNING COMMISSION STAFF REPORT May 23, 2018 APPLICATION: NEW MULTI-FAMILY HOUSING - SITE DEVELOPMENT PERMIT NO. SD17-0017, DENSITY BONUS NO. DB17-0001, AND ENVIRONMENTAL ASSESSMENT NO. EA18-0001 355 SANGO COURT: An application for a Site Development Permit, Density Bonus, and Environmental Assessment to construct a multi-family apartment building consisting of 100-102 units with community space and offices for supportive services on a gross acre site within the Transit Area Specific Plan. RECOMMENDATION: STAFF recommends that the PLANNING COMMISSION receive the project presentation, open and close the public hearing and adopt Resolution 18-009, recommending approval of the above applications to the MILPITAS City Council, subject to the Conditions of Approval.

2 PROJECT LOCATION: Addresses and Assessor s Parcel Number (APN): 355 Sango Court (086-36-013) Area of City: Transit Area Specific Plan (TASP): Trade Zone/Montague Subdistrict PEOPLE: Project Applicant: Baker Lyon, Project Manager Resources for Community Development (RCD), Berkeley, CA Consultant(s): Architect: David Baker Architects, San Francisco, CA Civil Engineer: Luk and Associates, Hercules, CA Landscape Architect: Fletcher Studio, San Francisco, CA Property/Business Owner: TED Company, LLC. Project Planner: Lillian Hua, Associate Planner LAND USE: General Plan Designation: Very High-Density Transit Oriented Residential (VHD-TOR) Specific Plan Designation: Very High-Density Transit Oriented Residential (VHD-TOR) Zoning District: Multiple-Family Very High Density with Transit Oriented Development Overlay (R4-TOD) Page 2 of 31 \ ENVIRONMENTAL: Addendum to Transit Area Specific Plan (TASP) Final Environmental Impact REPORT (FEIR), May 2008 (SCH #2006032091).

3 As a separate and independent basis, CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan or Zoning) EXECUTIVE SUMMARY The application includes three entitlement requests for the construction of a multi-family apartment building, as follows: 1. Site Development Permit SD17-0017: To evaluate the proposed site layout, architecture, massing, and proposed design for the development of a multi-family apartment building consisting of 100-102 units on the acre site; and 2. Density Bonus DB17-0001: To increase the allowable density from 75 rental units (60 du/acre) to 102 rental units (81 du/acre), to waive open space, TASP front setback for future street construction of Sango Court, off-street parking requirements, and concessions for the reconstruction of TASP street frontage, utility upgrades for storm water lines, and private open space requirements; and 3.

4 Environmental Assessment EA18-0001: To assess the consistency of all requested entitlements with the 2008 Transit Area Specific Plan EIR. STAFF has reviewed the above requests and has found them to be consistent with the City of MILPITAS General Plan, Transit Area Specific Plan, Zoning Ordinance and Municipal Code and in compliance with the procedures specified in such plans and ordinances. Specific details regarding each of these requests are outlined further in the balance of this REPORT . STAFF recommends that the PLANNING COMMISSION open the public hearing, take public testimony, close the public hearing, and adopt Resolution No. 18-009, recommending approval of the above applications to the MILPITAS City Council, subject to the conditions of approval included in at Exhibit 1 of the above-referenced resolution.

5 Page 3 of 31 \ Map 1 Project Location Project Site Page 4 of 31 \ Map 2 Zoning Map BACKGROUND History On June 3, 2008, the City Council adopted the Transit Area Specific Plan (TASP or Plan). The Plan encompasses 437 acres and envisions the development of 7,109 dwelling units, 287,075 square feet of retail space, 993,843 square feet of office and industrial park space, and 350 hotel rooms. The Plan includes development standards, goals and policies to guide development within the Plan area. Because of the unique physical characteristics of various portions of the TASP, the Plan also established seven subdistricts, each with specific goals and policies to accommodate those unique characteristics.

6 The proposed project is within the Trade Zone/Montague Sub-District of the TASP. The sub-district is located east of Montague Expressway and south of Capitol Avenue, extending to the city limits on Trade Zone Boulevard and Lundy Place. On the Sango Court side of the sub-district, the TASP envisions a very high density residential area, with ample green space in the form of a large publicly-accessible park and trails along Penitencia Creek. The Capitol Avenue Project Site Page 5 of 31 \ and Montague Expressway portions of the subdistrict are intended to be lined by mid-rise and high-rise mixed use buildings that buffer the adjacent residential uses from noise and traffic.

7 The Application On September 19, 2017, an application for the proposed project was submitted in conformance with the MILPITAS Municipal Code for a Site Development Permit, Density Bonus, and Environmental Assessment. The following is a summary of the application: Site Development Permit: To evaluate the proposed site layout, architecture, massing, and proposed design for the development of a multi-family apartment building consisting of 100-102 units on the acre site; and Density Bonus: To increase the allowable density from 75 rental units (60 du/acre) to 102 rental units (81 du/acre), to waive open space, TASP front setback for future street, off-street parking requirements, and concessions for the reconstruction of TASP street frontage for Sango Court, utility upgrades for storm water lines, and private open space requirements.

8 And Environmental Assessment: To assess the consistency of all requested entitlements with the 2008 Transit Area Specific Plan EIR and the need for further environmental review under CEQA. PROJECT DESCRIPTION Overview The project applicant is requesting a Site Development Permit and Density Bonus for the construction of an affordable multi-family apartment building consisting of 100 to 102 units at a density of 81 du/ac on the acre site. All of the units, with the exception of one manager's unit, would be rented as affordable units for low, very-low, and extremely-low income households in compliance with Government Code Section 65915 (the State Density Bonus Law) and MILPITAS Zoning Code Section (the MILPITAS Density Bonus Ordinance).

9 The scope of work includes associated landscaping, open space, parking, circulation, and infrastructure improvements, as well as the demolition of an existing light industrial building. Location and Context The project is located on a acre site on the northwest side of Sango Court. The property is zoned Multi-Family Very High Density Residential (R4) with a Transit Oriented Development (TOD) overlay, and is within the Transit Area Specific Plan. The site is currently occupied by an approximately 12,700 square foot light industrial building that is proposed for demolition. Below is a table summarizing the project site s land use designation and surrounding uses.

10 Table 1: Surrounding Zoning and Land Uses General Plan Zoning Existing Uses Subject Site Multi-family Very High-Density Residential (VHD) Multi-family Very High-Density Residential (R4) Light Industrial North Park and Open Space Park and Open Space Penitencia Creek trail Page 6 of 31 \ (POS) (POS) South Multi-family Very High-Density Residential (VHD) Multi-family Very High-Density Residential (R4) Light Industrial East Multi-family Very High-Density Residential (VHD) Multi-family Very High-Density Residential (R4) Light Industrial West Multi-family Very High-Density Residential (VHD) Multi-family Very High-Density Residential (R4) Light Industrial Please see Maps 1 and 2 for more information.