HomeMy WebLinkAbout5/7/2019 Item 15, Borland �
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May 6, 2019
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��n L�ai� (Jbi�pa, CA �340�
�e�r f��y�r ��d �it� �c��r��il,
Thi� let��r d� ��a r��a�i�y y�u th�t Pr�s�rv� �h� SL� L6f� �deapts e��r �c�rnrr���� 1�tt�r
d�ted Rpril 1 Q, 2Q/9 �c� the Pl�s�r�ing Ccarr�rrt7issior� �r�d s�abrr�its ��� ��ame vvith o�ar
arg�ni��tio� in �his carr�me�� let��r.
Thi� 6�tt�r i� ��mbmit�ed �s � carnm�nt fia th� prc�p���d cc�rr�r��rci�i �nd ���isted
living de��lopr���t ("�he �raj��t") a� 39�5 rca�d ��ree� �nd 660 �'�r�k F�rr�a c��d ("th�
��t�"}.
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��f��B�rn�r��� Sac��ht
i�T ���e�c�prr��n� ��d e�trrrc�r�t l��v�lcrprr���t ("th� F�rc�j�c� F�r�p��t�r�f�"� �r�
s�ek'r�g th� fc�(lcr�ir�g �r�titlern�r��s:
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� Ole�ting Ter�tativ� l"ra�t ap 311�
• �,rchitectur�! e�iew
� �re�k s�tb�ck exc�pticsn
• Airp��t Ar�� �p�cific Pl�n Arn�ndm�n�� in�ludi�g �s�oci�ted develaprn�nt �t�r�d�rds
�r�d �rn�r�drr�er�t ca�th� �p�cifiic P'6ar� �ane de�ign�ti�r� frarn �P�SP tc� G�C-SF-SP t� be
��n�sst�nt�nei�h th� re�one �f th� property whi�h occurred wher� the Gen�r�{ Pl�n Land
l7se �r�d �ir�ulati�r� Elem�n� (LU�E) uvas ad�pted in 2014.
� C��n�ra� F'lan � ��drn�n� ��d rezon� f�r�he 1.37-acr� parcel �� 660 T�r�k F�rrr� ��d
rr�c�difying th� Bar�d u�� designati�r� fr�m ���iness �ark f� Carr�rr�ur�ity C€�rr�r�erci�l and
the Zonir�g �signa�i�n frorn ��sir�es� P�rk � P-SP} to �amrn�nity Corr�rner�ia{ vvith
Sp�cial Fa���s 4v�rl�y (C-C-�F-SP).
Th� Pr�J�ct Propc�nent� �r� a{�c� se�king adc�pti�rt of� rr�itig�ted ne �tiv�
de�l�r�tion �" D") in �rd�r f�r the Proje��to cor�ply with th� C�lif�rni� �o�irc�r�m�r�t�l
t�t�ality Act (��C�C�A").
Tirnin lrr��uiarity
A� �� irtiti�l rr�a�t�r, we vvou6d reqtae�t�hat the Plannir�g �omrnis�i�n d�fer�r�y
action r�corx�rr��ndir�g, rnodifyir�g or recor�arne�ding ag�i�sf�he Praj��t, �r�tdl th� �Ic��� �f
the �arnment peri�d an th� ra�itig�t�d negatove de�lar�tior� (" D„) inciud�d in th�
�g��d� p�cke�s. l"he corr�rne�t period is �per� unfiil ay 4, 2019. i� �s irr�g�l�r to �sk fcar
� pr�j��t#c� re��ieoe a r�car�rr�end�tion prior t�, or at I��st r��t �c�n�er�poran��u� �ith,
th� c6��e of� �EQA �vrnrr�ent peri�d. Th� �far�ning Cor�rni�sion i� b�i�g ��ked �a
rnake a d�cisi�n on the Proje�t uvithout h��ring giv�� the public adeq��t� oppork�nity��
rev6e�nr�h� �nvirc�nr�en��l irnp�ct--rr�any of wh�ch vu�r� de�m�d t� b� �igrai�ic�r�t �nd
�
r�quirir�g rnitig�td�r� r�e�s�r�s th�t vvouid impact neighborir�g prop�r�ie�, �ra��portati�n
�nd th� p�b6ic h��6th g�ner�lly. hil� th� City G�unci9 h�s th� �Itirn�t� ��#h�rity to
rr��ke � deci�ican �nd �dd r�odific��ions to th� Proje�t, the hearing h�ppens b�fore the
C�mrnissi�r�, and the C�mrnis�io� wiH �rea�e th� r�c�rd �� vvhich �h� ���ar�cid �nril! r�l�.
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The Commissianers vvill be empowered ta ask questions of the dev�loper th�t
in�orparate carrtments from the pub(ic, oth�r experts, other agencies irrcfuding state
agencies and the p�ablic. 1�lithaut thi� infarmatic�n, the Commission will lase � criticai and
r�ecessary oppc�r�unity �o make alterations to the Prnject and to �dd critic�l ccantext
regarding the patential irrtpacts and mitigation meas�res to the Cc�uncil.
This is not, it is impartant ta nofe, � request for an "extensian." City staff releas�d
the MND only on April 4, giving the public less than a week and ir�cluding two week�nd
days to revi�w a document of hundreds of pages and with dense technicat information.
Sta�f acknowl�dges th�t this must be circuf�ted far at least thirty days. Aligning a
hearing ar�d final decisian on the Proj�ct until that process is praperl� observed i� not a
request fc�r any special consideration but to the contrary would simp6y allc,w a narmal
and typica( prr�cess �o play out as it usually uvould.
Land Use Ptan Compatibiiitr�
As staff�rbliquefy references in the staff report, the Project as c�rrently propc�sed
does r�ot conform to the General Plan objectiv�s {LUE 8.13) fior the �ite. This is
because objective 8.13 calls "rr�ixed-use" site. A "mixed-use" development is not m�rely
a "mix c�f uses"--if that were �he case, a �trip mall with a varie#y of busir��sses v�rauld be
a mixed use, as vvc�uld be a condo high-rise with a restaurant on t6�e first floor. The
Lexicon of the IVew Urk�anism de�on�s a mixed-�se develapm�nt as "rr�ult"rple functions
within the same �uilding ar the same general �rea through s�aperirrrpc�sitior� or within the
s�me area thro�agh adjacency... fram which many of the benefits are... ped�stri�n
activity and traffic capture."
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In other e�vords, a mixed-use developrr�ent has a specific purpose and a
qualitative difference frvm merely being a bunch of different business types c�n �he same
acreage. Where a mixed-use development is not residential uses built above retail uses
intended to �nc�urage "pedestrian activity" and "traffie capture," then wh�n set in �hree
dimensions, a mixed-use site is r�eant to have a range of complementary uses that
disct�urage individual traffic trip� and increase v�ralkability--in other words, a "towr�
square" effect. The Project as proposed does not meet this definition. A mixed-use
devel�pm�nt rnos# �ssentially ther�fore must be built with an i�tegrated plan meant
crea#e a self-contained "urban" environment.
This Projecf, to the contrary, and by the Propanent's c�wn plar►, is r�ot "ant�grated"
but wi11 be built building-by-building "as demand requires." This implication here is th�t,
�hould d�m�nd not require it, e[ements af this supposed "integrated" "mixed-use"
develc�pment may not be built for years--leaving large gaps in use, basically empty
squar� foot�ge �nd acreage that will prevent any sort of integrated, "p�destri�n ��tivity"
and c�rtain{y "tr�ffic capture."
�uilding a large planned-develapment type project in phases is not uncommon,
b�at these are not plans to phase in individually integrated elements of an ir��egrated
who9�, fc�r example, building sorr�e housing errri#h some retail ar�d open space neaw, �nd
then extending or expanding the e�fect over phases. Instead, this is essentially buildrng
a big-box �nchor and �ssisted I�ving facility, ar�d then building individual retailers or�e at
a time depending on the market appetite for each. Fiaw this wo�ld functior� as a "town-
squar�" type effect is not �anclear--it is elearly not g�i�g to do so.
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Insofar �s the c�eneral Plan requires that this Site be devefaped as a rnixed-use
project, this Prc�ject, a� curr�nt6y planned and phased, does not me�t the plain-I�ngu�ge
requiremer�ts of the Gen�ral Plan and should be mt�dified ar rejected.
Further Cc�mmer�fs
There ar� a r�umber of matt�rs re(ated to the Nf�IC� that also implicate adequacy under
th� Genera6 �nd Specdfic Are� Plan, as well �s other el�men�s af the rrt�nicipai
ardinance. We are currently reviewing the Mf�C7/Initiaf Study and preparing comments
tha� �ould rai�e questions for the �ommissior�ers as to how�he Project could better b�
designed, phas�d and/ar mitigated. 1Ne loe,k forw�rd to submitting constructive
camrrtents �nd workir�g the Cc�mmission ar�d �t�ff�a en�ure the F'rc�je�t me��� al!
requirem�nts and is prc�perly evaluated. �"his is anather reasor� tc� delay �c�ndueting a
h�aring ur�til the close of the comment pericad.
Th�r�k you fc�r}�our time a�d �t�entian tc� this matter.
Best F2egards,
Kathy �orland — S�crc��ary/T'reas�rrer Pr��erve th� SL� Life
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J�C V�Jaldsmi�h, C3�0� — 6�residen� �'reserv� the SLC! Lif�
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Andrew Grundman
Executive Directar
Protect �EQF,
(916) 273-4811
ag�a grundmanlaw.cam
c/o Grundman Law
3807 Pasadena Ave.
�te, 120
Sacramento, CA 95821
Pratect CEC,�A is � Califr�rnia nonprafit unrrtccrrporated assaciatian com�rised of a
statewide caalitian af enviranmenta/ists, l�bar members, and cancemed r-esi�ents
cr�mmitted to protecting the C�lifornia Er�virc�nmenta6 Qtaality Act (CEQA) �nd ta
pramotirag sma�t grawth deve/opment since 2(714.
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