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WALNUT RESIDENCES (PLN2015-00242): 1031 Walnut Ave.

Application's City Staff Project Planner: Bill Roth broth@fremont.gov

City Council Approved Second Reading December 6th

Item 2E on Consent Calendar of the City Council Agenda

From the Second Reading Staff Report:

"Two new conditions of approval will be added to implement the City Council's action as follows:

A-26. A total of 38 units shall be removed from the project in order to reduce the overall density of the project to 50 units/acre and reduce the height of the parking structures by reducing the number of required parking spaces while maintaining a 1.75 space/unit ratio for the units that remain.

A-27. The project shall include installation of solar PV panels. The applicant shall submit plans concurrent with the building permit submittal and shall demonstrate a good faith effort to design the system toward meeting the common area needs of the project. Alternatively, if building permit plans are submitted after the adoption of a local amendment to the Building Code that requires solar PV installation, the project shall meet those minimum requirements."


When asked why they use a density of "50" when they had previously said that "50.1" was consistent with zoning and why they set the reduction of units at "38" when 12.6 net acres at a density of 50.0 would be a reduction of 40 (50.1 would be a reduction of 38.74), Planning responded:

"The condition reflects the City Council's action but also reflects the density range of the R-3-70 zoning district, which you are correct begins at 50.1 units per acre. The zoning also allows for rounding and minor deviations in the density calculation, including up to five units in the R-3-70 zoning district."



Approved by City Council November 15th With Reductions to Density and Height

We are getting confirmation of the exact wording of the Conditions of Approval. Below is our initial understanding:
-- Density reduced to 50.1 du/ac (remove 39 units) to decrease the need for parking spaces to be able to lower the height of the parking structures by at least one level.
-- Install solar panels before occupancy (solar-ready wiring is all that had been proposed.)

[Planning Staff confirmed that though Council said density should be "50" the General Plan and Zoning set the minimum to 50.1 du/ac.]

City Council Agenda

Planning Commission recommended approval September 22nd

Sept. 22nd Planning Commission Agenda with TDM



WALNUT RESIDENCES
Perspectives

White-plastic 3-D model is now available for viewing.
It is 15" x 17" and shows the nearest adjacent existing structures.

Environmental Review Files

Nov. 17th City Council Study Session Notes

September 29th Planning Commission Study Session Notes

June 10th Community Courtesy Meeting Notes

June 1st Community Courtesy Meeting Notes


WALNUT RESIDENCES
The Ramirez Family Farm Produce Stand
[Now in Union City]

Walnut Residences Location Map

The Walnut Residences development proposed by Carmel Partners is located at the corner of Walnut Ave. and Guardino Dr. It is in the Central Community Plan Area.

The property lies in the City-Center Transit Oriented Development (TOD) Overlay which surrounds the main Fremont BART Station. However, since the parcel was zoned as a Planned District in 2004, it is not currently subject to TOD regulations.

The parcel is currently zoned P-2004-267 with a density range of 27 to 35 du/ac. The project will require rezoning to R-3-70 with a density range of 50.1 to 70 du/ac. Rezoning will make it subject to TOD regulations that increases minimum density and decreases maximum parking.

The South Building will be 4 stories and have little setback from Walnut Ave. which is a Landscape Corridor and requires primarily low rise buildings, wide setbacks and abundant trees and landscaping.

  • 631 670 high-end rental apartments in two buildings on approximately 13.7 acres
  • There are 12.6 net acres for a density of 53 dwelling units per net acre (du/ac)
  • 4-story buildings with 3-story units along Litchfield Ave. and the eastern border with The Orchards/Cherry
  • There will be units with one (52%), two (40%) or three (7%) bedrooms
  • 1,171 parking spaces in two 5-level above-ground garages
  • One garage has a pool and "amenities" on the sixth floor
  • Access to the garages will be off Walnut Ave. and Guardino Dr.
  • 80-foot wide linear park with a fire lane in the middle will go west to east between the two buildings
  • New private street fire lane along the eastern border will go between Walnut Ave. and Litchfield Ave.
  • Both a Phase I & Phase II Environmental Site Assessment have been done
  • An Historical Resource Assessment has been done on the 1954 Guardino house and the Ramirez Family Farm produce stand
  • Previously WALNUT RESIDENCES PRP (PLN2014-00286)

    The public may view the development plans by contacting the Application's City Staff Project Planner: Bill Roth broth@fremont.gov


    Nov. 17th City Council Study Session Notes

    The purpose for the Study Session was to get input during the design phase. No decision to approve or deny the project was made. Any formal application hearing before the Planning Commission and the City Council would not be until 2016. Residents may continue to email their concerns to the application's City Staff Project Planner Bill Roth at broth@fremont.gov.


    Carmel Partners said they now propose:

  • 670 apartments for a density of 53 du/ac
  • 45% one-bedroom, 45% two-bedroom, and 10% three-bedroom units
  • 1.70 parking spaces per unit in an above ground parking structure
  • The buildings along Litchfield and on The Orchards/Cherry side will be three stories - the area of the corner of Guardino and Walnut will be four stories

  • WALNUT RESIDENCES
    The concept drawing displayed does not show building heights

    No specific plans were submitted and the Planning Department does not yet have new plans for viewing.


    Despite the early meeting time, nearly 50 residents attended the Study Session. The Mayor offered that those who came late could speak on this topic during Oral Communications in the regular City Council meeting that followed. All together about 13 people spoke. The developer left before the regular meeting started.

    Many of the same concerns that were voiced at the September 29th Planning Commission Study Session were repeated.

    The most often voiced opinion was to have the very lowest density and the very highest number of parking spaces that the City would allow. Several questioned what the lowest legal density and highest legal parking actually were. Even if it was what staff reports, 50.1 du/ac and 1.75 total parking spaces per unit, the latest proposal does not even reach those limits.

    Many wanted a maximum of three stories for the entire project.


    The Councilmembers asked questions and made comments about the new proposal.

    Several Councilmembers agreed that they wanted to have the lowest density and the highest number of parking spaces. Councilmember Bacon said he thought this area was not one where Fremont should limit the parking requirement and the developer should provide "1.75 or more."

    Many Councilmembers noted that the building heights had been reduced.

    Other comments voiced were:

  • Have water meters for each apartment to encourage conservation
  • Arrange for a security patrol
  • The developer had said they would be providing ZIP cars
  • Consider making the apartments affordable for, and designed for, seniors
  • City Council Study Session Agenda

    September 29th Planning Commission Study Session

    The purpose for the Study Session was to get input during the design phase. No decision to approve or deny the project was made. There is a tentative date of November 17th for a City Council Study Session. Any formal application hearing before the Commission and the City Council would not be until 2016.

    City Staff explained that the property has a General Plan Land Use Designation of Urban Residential and that it lies within the City-Center Transit Oriented Development (TOD) Overlay near the Fremont BART station. The density range for that designation is between 50.1 and 70 dwelling units per net acre. The zoning for an Urban TOD parcel limits the total number of parking spaces allowed in a development to 1.75 per unit. It would require the permission of the land owner (currently Carmel Partners) to request a General Plan Amendment to change the Use Designation to Medium Residential.


    Carmel Partners first stated that the plan they presented at the two Community Meetings was "not appropriate for the site".

    They presented four design alternatives that they called Strategies. All units would be rental. No affordable housing units would be onsite. They then asked for comments from the commissioners and public.

    WALNUT RESIDENCES
    Four Carmel Partners' Strategies
  • Strategy 1:  670 units • all 4 stories • above ground garage w/ 1042 spaces (1.56/unit)
  • Strategy 2:  771 units • 4 & 5 stories • above ground garage w/ 1196 spaces (1.56/unit)
  • Strategy 3:  807 units • all 4 stories • below ground garage w/ 1216 spaces (1.51/unit)
  • Strategy 4:  882 units • 3 to 5 stories • below ground garage w/ 1412 spaces (1.60/unit)

  • Nearly 200 residents filled the Council Chambers and the Overflow room. About 30 people spoke.

    "Size and scope are overwhelmingly inconsistent with the neighborhood!"

    As in June, the most common concerns were:

  • Density - Even at the minimum allowable density of 50 du/ac this would be too dense for the area
  • Parking - Too few parking spaces are allowed by the City and Carmel Partners should at least provide the maximum parking spaces allowed by the City
  • Building Height - Five story buildings were not in character with the existing neighborhood
  • Apartments - Condominium ownership encourages a stable environment - Rental apartments would generate a transient residency
  • Many speakers preferred an underground garage. Some said the architecture does not fit the neighborhood. Suggestions included having water meters installed in each apartment, having electric car plug-in stations, and providing shuttles to the HUB area and for transporting students to schools.

    Comments on TOD parking space limitations: Car ownership won't decrease just because commuting is done on mass transit. BART doesn't get you around Fremont.

    Several speakers voiced their opinion that the Urban TOD designation of this property, with no way to change it, was a sign that the General Plan was "broken" and should be "pushed back."


    Planning Commissioners asked questions and then voiced "Wish Lists" for the project.

    They all asked the developer to provide the maximum number of parking spaces allowed - "One point seven five zero zero" (1.75/unit).

    Many wished for units of varying affordability to be spread throughout the project (voluntarily fulfill Affordability requirements onsite.) They encouraged the developer to view statistics that show car ownership is lower when there are affordable units in TOD projects. Welcoming seniors might also reduce car ownership.

    Commissioners differed about wanting the minimum density or maximum density. Many wanted rental apartments and they asked staff to report back on security differences between rental and for-sale condominium complexes in Fremont.

    Water meters for each unit encourages conservation (do more than just plumb for future sub-meters.) Five stories is too high for this area. Implement Transportation Demand Management (TDM) measures.

    Chairman Bonaccorsi encouraged people to email their concerns. You can contact the application's City Staff Project Planner Bill Roth at broth@fremont.gov.

    Neither the public nor the Planning Commission ever stated a preference for a proposed Strategy.

    City's Planning Commission Study Session Flyer


    WALNUT RESIDENCES
    Old Walnut Residences Site Plan

    June 10th Community Courtesy Meeting Notes
    DENSITY - DENSITY - DENSITY

    Carmel Partners presented new slides showing:

  • Walnut Residences development timeline
  • Fremont's General Plan timeline of land use designations (allowable density) for the parcel
  • Street crosscuts from different locations around the project with heights and distances between neighboring buildings and the project's buildings
  • The architect claimed that to finance the underground garage, the project would have to have a density of 70 du/ac. He said that if the density was brought down to 50 du/ac, the buildings would still have to be 5 stories because of the land used for parking at ground level.

    This was refuted by a resident who said that the numbers showed other apartment complexes could manage that density with lower buildings.

    Over 70 community members attended. Many voiced the same concerns listed below in the June 1st notes.

    Additional comments:

  • Form a community advisory panel made up from neighbors of the project to help work on concerns
  • Plans showed an underground level for a water capture tank as well as two levels for a garage which would mean about 30 feet of excavation in a liquefaction zone
  • Replace some of the open space and amenities with lower buildings around the peripheral. Group the 5-story buildings at the interior of the project. Make the architecture fit the existing neighborhood.
  • Residents should fight the rezoning that was necessary to allow 70 du/ac

  • June 1st Community Courtesy Meeting Notes
    Carmel Partners presented plans and stated the following:
  • They specialize in rental apartments and do not build for-sale condominiums
  • Walnut Residences is to be high-end units starting at $2,200 a month for a one-bedroom unit in a "resort-like" project to attract Silicon Valley employees
  • They are providing parking spaces in the middle of the range that the City allows for TOD projects
  • Over 50 community members attended. The most common concerns were:
  • Density - The allowable density is a range of 50 to 70 du/ac and is not set at the maximum of 70
  • Building Height - Five story buildings were not in character with the existing neighborhood
  • Parking - Too few parking spaces are allowed by the City and Carmel Partners should at least provide the maximum parking spaces allowed by the City
  • Apartments - Apartment units were not in character with the existing neighborhood
  • Lowering the density to 50 du/ac (dropping 250 units) was the most commonly voiced solution.
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