5A Public Hearing 2019 0204 - Laserfiche WebLink

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File Number: 19-015 Traffic The proposed project was found to generate fewer vehicle trips than the existing 24,400 square foot medical and professional office building. The proposed project would generate less traffic than typically permitted land uses in the Professional Office (P) zoning district. Multi-family residential generates fewer vehicle trips and requires less parking than uses such as medical offices, restaurants, retail services and pharmacies. The 45-unit apartment project is estimated to generate 25 peak hour afternoon vehicle trips, versus 84 peak hour afternoon vehicle trips for 24,400 square feet of occupied medical and professional office buildings (ITE Codes 220 and 720, Trip Generation Manual 10th Edition). The resultant trip reduction would be 6 peak hour afternoon vehicle trips, an improvement over existing traffic operations. Chapter 4 of the City’s adopted 2035 General Plan (Table 4-3) also found that the Bancroft Avenue at Estudillo Avenue intersection currently operates at an acceptable Level of Service of “C” which will remain unchanged as a result of the proposed project. Vehicle movements and the proposed parking lot gates were analyzed by the City’s Engineering and Transportation Department staff and found to be adequately designed. Vehicles may enter and exit the property from Joaquin Avenue, but the driveway at Estudillo Avenue will only serve as an exit point limited to right turns only. The proposed design will improve turning movements onto Estudillo Avenue from the current layout. Parking The project will provide a total of 55 off-street parking spaces, equivalent to 1.2 spaces per unit. The tenant’s gated parking area will contain 47 spaces including two Americans with Disabilities Act (ADA) spaces, and the ungated parking area contains eight spaces including one ADA-designated space. The applicant is proposing a parking management program that provides unbundled parking, where an unused parking space could be allocated to a tenant with a second vehicle. The applicant proposes to fully utilize all parking spaces for residents, including those located outside of the gated area. Five street parking spaces will be constructed along Joaquin Avenue. The applicant requests the on-street parking space closest to Bancroft Avenue be reserved for high-frequency delivery vehicles and signs posted to allow for 24 minute parking. The project provides 55 parking spaces, less than the current code requirements for multi-family residential projects outside of the downtown area. Article 17, Off-Street Parking Requirements, requires a minimum of 2 covered parking spaces for two bedroom multi-family units, plus 0.25 uncovered spaces per unit. For three bedroom units, the code requires 2 covered spaces, plus 0.5 uncovered spaces per unit. In addition, 0.25 spaces per unit are required to be designated for guest parking. Under this standard, the project would be required to provide 114 parking spaces. The existing medical office buildings on the subject property have 91 parking spaces, where 122 parking spaces are required by code. Staff finds the proposed parking count, while less than the standard for multi-family residential outside of the downtown area, is acceptable because the location is transit accessible, the project is designed to accommodate active transportation (walking, biking and transit use), and Page 7 City of San Leandro Printed on 1/30/2019