Council Could Approve Density Adjustments as Part of Lincoln Avenue Specific Plan

Residential densities could be adjusted to account for potential density bonus within the Lincoln Avenue Specific Plan areas.

The City Council is scheduled to vote to adopt a resolution approving the recommended plan on Monday.

In order to continue to encourage and support mixed-use development, including housing, as envisioned by the recommended plan, the recommended adjustment would reduce the permitted residential density from 48 dwelling units per acre to 32, floor area ratio from 1 .5 to 1.0, and building height from 39 to 36 feet for the area between the 1-210 Freeway and Pepper Street on the westside of Lincoln Avenue.

“The adjustments take into consideration a variety of planning factors, including the plan vision, goals, and policies, existing surrounding residential neighborhoods, recent development projects in the pipeline, physical feasibility of future projects, and applicability of the state density bonus law,” according to a city staff report.

In September, the City Council expressed concerns about SB 9.

SB 9 will allow homeowners with a property having at least 800 square feet available to build a new attached ADU containing no more than two residential units on their property without a discretionary review or hearing, if the proposed housing development meets certain requirements.

The City Council also shared larger concerns about state law superseding the city’s development standards as established in the General Plan.

Councilmembers also expressed concern about how SDBL would be implemented with the proposed Specific Plans.

The plan would also:

• Allow housing in the LASP-CG zone within the Lincoln North Subarea.

• Prioritize streetscape enhancements within the Lincoln North Subarea, that improve pedestrian and bicycle safety and connections;

• Revise existing and/or add a new implementation program to explore the creation of a Business Improvement District to help fund a parking management program that reduces or eliminates parking requirements for individual properties and identifies other parking supply opportunities in the LASP-CG zone within the Lincoln North Subarea;

• Clarify the public open space requirements and consider renaming and/or including a definition in the LASP.

•  Revise requirements specific to the Kettle’s Nursery site located at the intersection of Wyoming Street and Lincoln Avenue and convert them into guidelines to support the redevelopment of the site and encourage preservation of the existing one-story mid century structure on the northwest portion of the site.

• Incorporate a goal and/or policy stating a preference to retain existing architectural style in the LASP-CG zone within the Lincoln North Subarea.

“The LASP will establish the vision for a vibrant neighborhood-oriented district that is unique and special, with a mix of uses, services, and amenities, complemented by enhanced streetscapes,” according to the staff report. “The LASP reflects community and commission feedback and the desire to build upon existing conditions, supporting new development that is contextually appropriate and enhances the area. It also stimulates economic development and balances housing and employment opportunities in the area.”