Title
PLN17-0536 - 1435 Webster Street - Applicant: Dannan Development. Public Hearing to consider a modification to a condition of approval for Construction of a Three-Story Mixed-Use Development including Nine Residential Units and Ground Floor Retail at 1435 Webster Street (APN74-427-5-1). The project is categorically exempt from further review under the California Environmental Quality Act pursuant to CEQA Guidelines Section 15305 Minor Alterations to Land Use Limitations.
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BACKGROUND
On March 28, 2016, the Planning Board approved a resolution of approval for the subject property. On May 3, 2016, the City Council upheld the Planning Board resolution of approval.
The resolution of approval for the project requires that: “Each unit will provide an accessible route of travel with a minimum 42” wide hallway to all bedrooms, living rooms, kitchens, and bathrooms.”
On January 11, 2017, the applicant contacted staff requesting approval to change some of the floor plans for the nine units. Upon review of the revisions, staff determined that the proposed changes conflicted with a specific condition of approval regarding Universal Design and that a modification to the approved resolution would be required to implement the requested changes.
discussion
As described in the applicant’s application and associated plans (Exhibit A), the applicant would like to change the floor plans for some of the units in the building. Instead of nine single floor flats (without internal stairs) located on the second and third floors of the building, the applicant would like to construct four single floor flats (without stairs) and five (5) two story apartments (with internal stairs).
Although the proposed changes do not impact the exterior appearance of the building, the proposal is in conflict with one of the conditions of approval regarding universal design. With the revised plan, the five (5) two story apartments do not provide an “accessible route of travel to “all bedrooms.” As shown on the floor plans, the five two story apartments would each have bedrooms on the second floor that can only be accessed by the internal stair case.
Despite this conflict with the approved condition, staff is recommending approval for the modification to the condition of approval for the following two reasons:
1. All nine (9) units (100% of the project) are accessed by an elevator and are “visitable” by a visitor with mobility issues. Therefore the project is consistent with the most recent draft of the City’s proposed Universal Design Ordinance.
2. All nine (9) units (100% of the project) provide a kitchen, bathroom, bedroom and living room on the main floor. Therefore the project would exceed the draft Ordinance’s proposed requirement that 30% of the units in a project of five or more units provide a kitchen, bathroom, bedroom, and living room on the accessible route of travel from the front door.
Therefore staff is recommending that the original condition be amended as follows:
Universal Design: The plans submitted for the Building Permit shall show that each unit shall include:
• Accessible route of travel to dwelling unit from public sidewalk to the unit’s primary entrance or an easily adaptable route.
• Accessible route of travel from garage/parking to the unit’s primary entrance.
• Minimum 32” clear primary entry doorway and a “no step entry” (1/2” or less threshold) with dual peephole and doorbell
• All exterior/interior doors shall meet Chapter 11a. code required maneuvering clearances, hardware, thresholds, and strike side clearances
• An accessible route of travel with a minimum 42” wide hallway to all bedrooms, living rooms, kitchens, and bathrooms.
• An accessible route of travel with a minimum 42” wide hallway to the living room, kitchen, and at least one bathroom and one bedroom.
• Light switches, electrical receptacles, and environmental controls at accessible heights on the primary accessible floor
• Rocker light switches throughout entire unit
• Minimum required work/floor clearance of 30”x48” in front of stove, refrigerator, dishwasher, sink, and oven
• Accessible countertops with a 30” wide workspace
• Under-cabinet lighting
• At least one full bathroom on accessible route of travel, with separate shower stall and toilet with grab bar reinforcement for potential retrofit
• Bathroom with removable base cabinets
• Lower towel racks and robe hooks
• Accessible toilet tissue holder
ENVIRONMENTAL REVIEW
The proposed revision is categorically exempt from further environmental review pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15305 Minor Alterations to Land Use Limitations.
PUBLIC COMMENT
The City has received one public comment on this proposal. (Exhibit 2). Any additional comments received after the publication of this report will be transmitted to the Planning Board before the meeting.
RECOMMENDATION
Hold a public hearing and approve the draft Resolution (Exhibit 2) amending Condition #6.
Respectfully Submitted By:
Andrew Thomas
Assistant Community Development Director
Exhibits:
1. Application submittal
2. Draft Resolution