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Predevelopment Plan Review for 226 N. Holliston Avenue and 231 N. Hill Avenue SRO Facility

This predevelopment plan review discusses the proposed 4-story, 60-unit SRO facility targeted for students and short-term/visiting faculty. The project site is located at 226 N. Holliston Avenue and 231 N. Hill Avenue in the City of Gardens. The plan includes 15 inclusionary units and meets the requirements for projects of communitywide significance.

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Predevelopment Plan Review for 226 N. Holliston Avenue and 231 N. Hill Avenue SRO Facility

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  1. 226 N. Holliston Avenue and 231 N. Hill AvenuePredevelopment Plan Review City Council Meeting February 4, 2019

  2. Predevelopment Plan Review • Projects of Communitywide Significance • Projects greater than 50,000 square feet in size with at least one discretionary action; or • Projects with 50 or more housing units • 4 story, 60-unit single-room occupancy (SRO) facility • Informational Only – No Action Required

  3. Project Site • 226 N. Holliston Avenue and 231 N. Hill Avenue • CG (Commercial General) and RM-32 (Multi-Family Residential, City of Gardens) Zoning District • 24,000 square-foot site area (0.5 acres) • Double frontage: • Hill Avenue on the east • Holliston Avenue on the west • Site is vacant

  4. Project Location 231 N. Hill 226 N. Holliston Hill Avenue Holliston Avenue Walnut Street

  5. Existing Project Site

  6. Project Description • SRO Facility • 4 stories (45’ tall) • 60 residential units for rent (15 inclusionary units proposed) • 59 SRO units • 1 resident manager unit • Targeted to students and short term/visiting faculty • 19,200 gross square feet • 0.8 floor area ratio (FAR) • 50 parking spaces (at grade enclosed)

  7. SRO Facility • A facility where each unit has a minimum floor area of 150 square feet and a maximum floor area of 220 square feet. These dwelling units may have kitchen or bathroom facilities and shall be offered on a monthly basis or longer • Permitted by right at subject property • Zoning Code establishes: • Minimum common area requirements; • Provision requiring a 24-hour resident manager; • Submittal of a management plan (operational policies/procedures, maintenance plan, rental rates, guest rules, security procedures, staffing needs, etc.).

  8. Site Plan

  9. Floors 1-2 2nd 1st

  10. Unit Snapshot

  11. Floors 3-4 4th 3rd

  12. Street Elevations Holliston Avenue Hill Avenue

  13. Elevations North South

  14. Zoning Requirements

  15. Discretionary Entitlements • Required • Tentative Parcel Map or Certificate of Exception (Hearing Officer) • Consolidate two parcels into one • Design Review • Preliminary consultation (stage 1 of 3) – anticipated end of February • Concept design (stage 2 of 3) • Final design (stage 3 of 3) • May Require • Minor Variance (Hearing Officer) • Adjust setback requirements

  16. Next Steps • Complete Preliminary Consultation process; • Submit applications for Concept and Final Design Review; • Conduct environmental review; • Conduct a noticed public hearing before Hearing Officer for approval of a Tentative Parcel Map or Certificate of Exception for lot consolidation.

  17. 226 N. Holliston Avenue and 231 N. Hill AvenuePredevelopment Plan Review City Council Meeting February 4, 2019

  18. About SROs • AB 2634 (2006) • Required jurisdictions to quantify and analyze existing and projected housing needs of extremely low income (ELI) households in respective Housing Elements. • Cities required to identify appropriate zoning districts to encourage and facilitate SROs. • Sought to ensure jurisdictions planned adequately and considered housing needs of lowest incomes. • Pasadena’s SRO ordinance (2005) predates AB 2634. • Codified in Section 17.50.300 of the Zoning Code. • 1299 E. Green 89-unit mixed-use project (2009) consists of SRO units (9 low, 80 moderate). • SRO targets • Affordable housing option for lower or moderate income households. • Homeless. • Students and faculty.

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