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HomeMy WebLinkAbout052725 - Staff Presentation828 Diablo Road The Ivy Danville Planning Commission Meeting May 27, 2025 Overview Project Summary General Plan & Zoning Compliance State Housing Laws Housing Element Density Bonus and Waivers Design Improvements CEQA Categorical Exemption Traffic Q & A Project Summary 2.72 Acres 105 Units,75 Assisted Living,30 Memory Care 112,124 S.F. 3-Stories General Plan & Zoning Compliance General Plan Land Use Designation Residential -Multifamily 30-35 units per acre (min/max) Proposed –38.6 units/acre Zoning District Multifamily High/Special California Housing Laws State Housing-Related Legislation Housing Element Law (1969) Housing Accountability Act (1982; amended 2017) Housing Crisis Act –SB 330 (2019) Key Impacts of State Laws “Anti-NIMBY” Provisions Objective Development Standards only Streamlined Review Process Max review time = 90 days Max public hearings = 5 Project denial permitted only for findings of “specific adverse impacts” related to health and safety Danville 2023-2031 Housing Element 4+ Year Top-Down Process State → Region → Local State assigns 441,176 units to SF Bay Area regional government (ABAG) ABAG assigns 2,241 units to Danville Danville appeals assignment Local government role: accommodate the assignment by redesignating land Danville redesignated 70+ parcels, including 828 Diablo Road More information @ danvilletowntalks.org/housingelement Penalties for Non- Compliance Financial Penalties: Court-imposed fines of up to $100,000 per month (multiplied by a factor of 6 if they are not paid). Loss of Permitting Authority: Suspension of building permit issuance or land use approvals. Legal Suits and Attorney Fees: Court mandated compliance Court suspension of permit issuance Court approval of housing developments on behalf of the community Attorney fees associated with lawsuits State Housing Density Bonus Law Allows more units for affordable units, ~or~ For senior housing developments (no affordability levels are required) Incentives, Concessions, and Waivers Reduced development standards (height, stories, floor area ratio, parking, setbacks) No limit to the number of waivers requested A waiver can only be denied upon making a finding that the waiver would result in an adverse impact upon health and safety Applicant Requested Waivers Height Town Ordinance: 35’ Average, 7.5% of third story as two or two and a half stories Applicant Requested: 37’6” average, maximum of 40’, 100% as three stories Retaining Wall Height Town Ordinance: 6’Height Applicant Requested: 6’5”-13’5” Height Second and Third Story Setback Town Ordinance: 50 feet for side and rear Applicant Requested: 36’7” (128’ to the rear) Voluntary Design Improvements to Address Neighborhood Concerns Architectural and Landscape Enhancements through the Design Review process: Revised Building Design Flipped site layout to provide additional setback from neighboring residences, revised roofline gables and added pop outs and awnings to provide better articulation, removed all third story balconies on the southern elevation. Enhanced Landscaping Will contract grow screening trees and plant additional screening trees for privacy with the potential to be planted off-site. Building Materials and Colors Revised color palette with an off-white and olive-colored siding Lighting Modifications Verified the parking lot lighting is dark-sky compliant, reselected pathway lighting and wall sconces Trees Removal 91 proposed for removal 5 protected trees Protected trees require mitigation by planting replacement trees Environmental Review & Zoning Consistency Environmental Review Infill residential developments are generally exempt from the California Environmental Quality Act (CEQA) Categorical Exemption Class 32 - Infill Development, for projects that are: Consistent with the General Plan and Zoning Have no identified potentially significant environmental impacts Have access to public utilities such as water and sewer Danville M-35 Multi-Family Zoning District Requires the preparation of appropriate environmental studies (traffic, hydrology, biological resources, geotechnical) Traffic Impact Analysis Level of Service (LOS) No impact to LOS Bicycles and Pedestrians No impacts identified Parking Town Ordinance: 37 ITE requirement: 44 Requested (Supply): 60 Improvements The driveway delineated with a double yellow line A stop sign installed at the driveway Thank You Questions?