PURPOSE:

The purpose of this report is to consider a request by Amitesh Damudar to construct a three- story building consisting of 7,648 gross square feet (GSF) of street level retail space (4,620 GSF of restaurant space and 3,028 GSF of general retail space), two levels of residential units (eight units), and two levels of subterranean parking providing a total of 63 parking spaces for the project including 12 tandem spaces. The applicant is requesting a Planned Development (PD) with Development Agreement and a Development Review (DR) to approve the project with unique development standards. (Exhibit B-1 & B-2) The Planning Board heard the matter on November 13, 2006 and November 27, 2006 and has recommended the project for approval subject to the conditions of approval (Exhibit C-1 & C-2).

BACKGROUND:

Property Location: The project site is located at 3901 Riverside Drive at the northwest corner of Riverside Drive and Kenwood Street. 

Zoning:  The subject property is zoned Media District General Business (MDC-3). (Exhibit A-1)

General Plan Designation:  The subject property has a General Plan Land Use designation of Commercial Limited / Riverside Drive Corridor.

Property Dimensions:  The property is a total of 13,378 square feet (SF). The property is 133.78� wide and 100� deep.

Street Classifications:  The subject property is on the northwest corner of Riverside Drive and Kenwood Street. Riverside Drive is a major arterial street with a 100� right-of-way (68� paved with 16� sidewalks) and Kenwood Street is a local street with a 60� right-of-way (44� paved with 8� sidewalks). 

Current Development: The site is currently developed with a 28 room motel (Exhibit B-3). The building on this property has 10 parking spaces on its property for the existing use. The site is under-parked as motels are required to have one parking space per room.  This use is legal, non-conforming.

Project Description: The applicant proposes to construct a three-story building consisting of 7,648 GSF of street-level retail space (4,620 GSF of restaurant space and 3,028 GSF of general retail space), two levels of residential units (eight units), and two levels of subterranean parking providing a total of 63 parking spaces for the project including 12 tandem spaces. These tandem spaces will be located on the first level and will be part of the valet parking area.

The subterranean parking lot will be shared between the retail uses and residential guests and will have separate reserved gated parking on the lower level for residential tenants. The parking lot will be gated, have an attendant on duty, and will charge a fee as required by conditions of approval. Conditions of approval will require signage and enforcement of these parking control measures.  A parking demand analysis was completed as part of the traffic study and is discussed in the analysis section of this report.

This project will provide commercial uses such as a coffee house, fast-food restaurant, and two other non-food specialty retail uses on the ground floor that are intended to serve pedestrian patrons from the neighboring office buildings. The residential units, above the retail spaces, will be high-end two-bedroom rental units ranging from 1,230 SF to 2,325 SF. The units are designed with large private patios and common access-ways that are landscaped.

Municipal Code Conformance: The project site is located within the MDC-3 zone. As such, all buildings are required to comply with the Media District Commercial standards (BMC Section 31-2107 & 31-2112). The Burbank Municipal Code sets development standards for mixed-use projects in the Burbank City Center, which requires residential components of mixed-use projects to comply with R-4 standards. The City has developed the policy of extending these requirements, as recommendations, for mixed-use development in other zones. Under the City�s policy for mixed-use, the building envelope (the permitted building area) must comply with the underlying zoning of MDC-3, including floor area ratio (FAR), setbacks, height, landscaping, and parking. The residential component of the project must comply with the R-4 development standards that directly relate to the use of the unit, including density, common and private open space, and parking. 

The applicant is requesting a PD to set development standards for this unique mixed-use development. Although the PD zone would set its own development standards, the following chart compares the project components to what would typically be required in a MDC-3 and MDC-4 zone.

Table 1: Comparison with General Development Standards

Public Correspondence: The Planning Division has received no written public comments. At the Planning Board hearing on November 13, 2006 one member of the public expressed concern with the lack of code required parking. The applicant has responded with this concern by proposing a valet tandem parking arrangement that was presented to the Planning Board at the second hearing on November 27, 2006.

The City held a community meeting on September 18, 2006. No members of the public attended this meeting for this project.

ANALYSIS:

The PD is an alternative process that accommodates unique developments for residential, commercial, professional, or similar activities, including a combination of uses and modified development standards, which would create a desirable, functional, and community environment under controlled conditions of a development plan. These modified development standards would allow the project to vary from development standards which may include height, setbacks, FAR, and others. The PD is intended to assure that such uses remain compatible with surrounding properties. In this case, the PD takes the place of a variance and a conditional use permit (CUP) for a mixed-use project. A CUP would be required for a mixed-use project in the MDC-3 zone and for reduced parking. The project would also require a variance for reduced setbacks and modified residential standards.

Surrounding Neighborhood: The project site is primarily surrounded by commercial properties. The abutting and adjacent properties are generally MDC-3 permitted uses including general offices, post production facilities, and medical offices. The abutting neighbor to the west is a restaurant and bar. The neighbor to the north is a high-rise office building.  The project is not residentially adjacent and is 670� from any R-1 single family property and 225� from a multi-family zone. The project is expected to be compatible with the surrounding Media District uses.

Project Characteristics: The proposed project involves the construction of a mixed-use project that will be compatible with and offer resources to the existing Media District business community. The project will provide office supporting retail uses, such as a coffee shop that will be intended to serve office workers in the surrounding neighborhood. The project�s high-end rental units may be utilized by office workers in the neighborhood, and would add to the supply of rental residential stock in the area. The project proposes some variation from code requirements in terms of parking, the building envelope and the residential component. These variations are requested as the proposal is a mixed-use project for which the City does not have code specific standards. Mixed-use may be permitted as a conditional use in the MDC-3 zone if it meets the underlying zoning guidelines and City policy recommends that the residential component comply with the R-4 residential codes.  However, these code standards were not drafted with the intent of applying to a mixed-use development, they were drafted with the intent of applying to either commercial or residential development. Mixed-use development typically includes residential development that is denser and space constrained since it is in a commercial area. Thus, the variations from code seem reasonable and consistent with other mixed-use development in the city.  The project as proposed is reasonable for the number of units and the amount of commercial space proposed and is compatible with the existing surrounding development.

Residential Open Space & Amenities

The residential component of the project is proposed with less common open space and fewer amenities than required under the recommended R-4 residential standards. However, the project provides a large amount of private open space in the private patios included with each unit. The units all have private patios ranging in size from 84 SF to 391 SF, and most of the units have private patios that are approximately 300 SF or greater.  The project provides a total of approximately 1,911 SF of private open space, while the total recommended amount of combined private open space and common open space for this project is 1,600 SF. The utility of residential common open space may be reduced in this project as compared to projects in a residential zone.  An example of this is that a common open space area on the ground level of a mixed-use project in the media district may be shadowed by existing adjacent high rises and may become a dark and uninviting space. For this project, private open space seems to be the most efficient, and effective way of providing open space for the residents. Additionally, by providing more private open space and less common open space, the floor plan provides private open space in front of the units on the second level to buffer the units from the street.  If the stairs, access way, and common open space are located at the front of the building this could create an unattractive street design, and also a design that is not compatible with the surrounding architecture. The project does not provide an on-site amenity (BBQ, water element, playground, etc.) as suggested under R-4 code. However, the retail uses downstairs and in the area will provide alternative gathering places for the residents.

Setbacks

The MDC-3 standards require a minimum five foot front and street-facing side setback or a setback equal to 20% of the building height, whichever is greater. Since the second of the two requirements is greater, the project is required to have a setback equal to 20% of the building height (9.7�). However, the applicant is seeking to vary from this requirement and is proposing a five foot minimum setback on both the front and street-facing side fa�ade of the building. The building is designed with fa�ade variations so some of the building has a greater setback than 5�.  The average setback along the front is approximately eight foot and the average setback along the street-facing side is approximately six foot. Additionally, some parts of the building are setback greater than 9.7�; the average setbacks are greater than five foot but still less than required by Code. The building setbacks and breaks provide substantial articulation along the sidewalk. The setbacks provided are substantial and will provide a sidewalk area that is accessible and inviting to pedestrians. The width of the setbacks combined with the existing sidewalks is sufficient space for disabled pedestrians and can comfortably accommodate two-way pedestrian traffic.

In terms of promoting pedestrian activity and accessibility, a reduced setback that allows buildings to be close to the property line may create a more inviting and friendly environment. Reduced setbacks, with the addition of landscaping and pedestrian amenities, can help to stimulate a walking community and promote healthy lifestyles. Staff believes that the requested setback reductions when coupled with a large sidewalk of 16� may enable the project to create a pedestrian environment that will be inviting to residents and employees in the neighborhood. These setbacks will provide for the needs of the sidewalk traffic as well as provide a buffer between the building and the street.

Noise

The primary potential sources of noise for the project would be from the comings and goings of patrons and employees, deliveries and trash disposal/pick-up, and other such business operations. The project would be a significant distance away from any single family residences and multi-family residences and therefore it is not likely to create any noise impact on nearby residents. However, due to the residential component of the project the businesses on the first floor will be required to limit activities that may cause noise, such as deliveries or trash disposal, to the hours of 6 AM � 10 PM Monday � Friday, and 8AM � 6 PM Saturday � Sunday.  It is staff�s assessment that any noise impact will be minimal to the surrounding neighborhood and to the residents on site due to the design features of the project.

Landscaping

Landscaping is an important component to the overall design of a project.  The front and street-facing side setbacks will be landscaped with trees and complementary shrubs according to the standards of the MDC-3 zone. The landscaping proposed will provide green screening for the building and will provide enhancement to the aesthetics of the building. The landscaping will provide a buffer between the building and pedestrians and will soften the building commercial aesthetic. Conditions of approval will require that the final landscaping plans be approved by the Parks, Recreation and Community Services Director before any building permits are issued.

Mobility/Circulation

Traffic Study

As part of the environmental review for this project, a traffic study was prepared by Meyer, Mohaddes Associates to review the project�s impacts on the surrounding street system and the vehicular access to the site (Exhibit E). This study was conducted in accordance with the City�s guidelines and includes an analysis of 19 intersections (16 signalized and 3 unsignalized).

Like most traffic studies, the study for this project incorporates assumptions about local travel patterns and trip distribution as well as trip generation data from the Institute of Transportation Engineers (ITE). This information was in turn compiled with existing traffic volume data and anticipated future development in order to estimate future traffic conditions. The traffic study also incorporates an ambient growth factor of two percent per year. Traffic studies must consider cumulative impacts of all anticipated projects and growth, not just the proposed project.

Typically, the ITE Trip Generation manual applies a pass-by trip reduction[1] of twenty percent. However, considering the unique mix of uses the San Diego Association of Governments (SANDAG) rates were applied to the project to account for pass-by trips considering 40% for the food uses and 10% for the specialty retail uses. Since the project is located within a commercial area, it is reasonable to assume that the project will draw traffic that is headed down Riverside Drive towards the 134 or 101 Freeways from the studios in the Media District. Some of these trips will be able to access the project site directly from Riverside Drive without changing their path. These trips are incorporated into the pass-by reduction.

The traffic study concluded that the project will increase local traffic in the immediate area of the project. However, most increases will not exceed the City�s thresholds of significance. The intersection at Alameda Avenue and Kenwood Street however, will be significantly impacted. The study recommended that a mitigation measure be implemented at that intersection and found that such measures can be implemented without the need to acquire additional right-of-way at the intersection. The City will require the project to provide mitigation at this intersection subject to the conditions of approval. The following mitigation measure will be required:

• Restripe the lanes at the northbound approach of Kenwood Street at Alameda Avenue from the existing single all-movement lane to a configuration consisting of one left-turn lane and one right-turn lane.

• Restriping will require the following changes to street parking; of approximately three on-street 10-minute parking spaces (8:00 AM � 6:00 PM) and two loading zones, leaving one 10-minute parking space along the eastern side of Kenwood Street

The implementation of this mitigation measure would improve traffic operations and would satisfy the City�s requirement of bringing the project impact to a level of insignificance. Although, the intersection will still operate at a level of service F. This means that there will be delays at this intersection during peak hours, but the delays will not increase significantly as a result of this project and other projects that were considered in the traffic study.

The report concluded that if the recommended mitigation measure at Alameda Avenue and Kenwood Street is implemented, then the proposed project shall not have significant traffic impacts. Staff agrees that based on the information provided by the traffic study the project will not have a significant impact on traffic if the mitigation measure is implemented as recommended. This mitigation measure is included in the conditions of approval.

Driveway Access

Only one driveway is proposed for vehicle egress and ingress to the site. This driveway will be accessed from Kenwood Street. The traffic study conducted an unsignalized intersection level of service evaluation to assess the operations of the driveway during both the AM and PM peak hours.

The traffic study concluded that with the recommended driveway configuration the traffic conditions at the proposed driveway are expected to be at acceptable levels (LOS B or C) and would not significantly affect traffic operations on Kenwood Street. The driveway will provide sufficient access to the project.

The traffic study recommended several treatments that would improve traffic circulation in and out of the site. These recommendations are listed below and will be included as conditions of approval:

• Develop and implement a comprehensive parking management plan to help reduce the amount of congestion occurring along Kenwood Street.

• Designate 16 secured spaces on the lower-level of the parking lot as residential tenant only parking. This will increase the number of close available parking spaces for patrons and visitors.

• The sight distance at the driveway exit shall have adequate visibility. Warning devices, including flashing lights and a sign, shall be installed at the driveway exit to warn pedestrians of on-coming vehicles.

Parking 

The traffic study included a section on parking demand for the project. For this analysis, the study based demand on Burbank�s Municipal Code parking requirements for retail and residential uses for their analysis. The City�s required parking demand for this project is 74 spaces total (46 required for the restaurant use, 10 required for the specialty retail use, and 18 for the residential use). This is assuming a condition that would limit the amount of restaurant space because otherwise a greater demand of 94 parking spaces would be assumed.

In the study, these parking rates where modified to reflect the trip �capture� between the proposed project and the surrounding land uses. Trip �capture� occurs when a patron uses one parking space for multiple trips without moving their vehicles. For example, if an office worker in the Media District parks in their office building lot but walks to this project to purchase a cup of coffee, this trip would be considered a �captured� trip. The surrounding uses have a high density of office workers who could potentially walk to the project for the retail services. The Urban Land Institute (ULI), a nonprofit research and education organization, publishes trip �capture� rates that vary from zero to 40% based on surveys of other projects. Considering the project�s surrounding lands uses and density compared to ULI surveys, the traffic study selected 20% as a conservative estimate for this project.

The project includes a valet parking design using tandem parking on the first level of the parking garage. This parking arrangement provides a total of 63 parking spaces for the project including 12 tandem spaces. This amount of parking satisfies the Urban Land Institute�s recommended amount of parking as described in the traffic study.

With the ULI reductions (see table above), the project will include a sufficient amount of parking. The traffic study recommends that the parking supply proposed will be functional and sufficient if parking lot control measures are implemented. Staff has proposed requiring several parking lot controls, including: a parking lot fee system, gated residential tenant parking on the lower level, and requiring employees to park on the lower level. These parking lot controls will discourage non-patrons or non-tenants from parking in the lot, encourage a quick turn-over of parking, and will improve the overall circulation and utilization of parking spaces in the lot.

Economic theorists believe that the reduction of parking with the implementation of parking lot controls may actually encourage pedestrian trips. UCLA Urban Planning Professor Donald Shoup, the author of The High Cost Of Free Parking, believes that as parking becomes scarce, the incentive to walk increases, considering that driving travel times becomes more comparable to walking travel times considering the time it takes to �cruise� for an available parking space. Applying this concept to the proposed project, the reduction in parking may reduce driving trips to the site and may promote the pedestrian conductivity of the neighborhood. The proposed type of retail establishments are conducive to walking trips as the merchandise is easily carried in hand and the surrounding high-rise office buildings provide a large market of potential walking patrons. The adjacent commercial uses are examples of this theory. They demonstrate that uses without typical �demand� parking provided, an adjacent neighborhood will increase their pedestrian trips to site.

The traffic study also found that there are possible reductions in parking demand that would occur if the parking was shared between residential tenants, retail patrons and employees. On the contrary, staff is recommending that the residential parking required for the residential tenants not be shared with the retail uses. Staff believes that this shared parking scenario may make it difficult for residents to always secure a parking space and that it is not a realistic option considering that some residents may be home during off-peak residential times. This is the case as some people may work from home, work non-traditional hours, or are home on a sick day.   However, staff agrees with the traffic study that the required two guest parking spaces can be shared with the retail parking as the residents usually will have guests during off-peak retail hours (during evenings and weekends).

In summary, staff believes that the proposed parking with the shared scenarios as described in the table above will be sufficient for the project.  In order to maximize the utility of the parking several control measures will be required. Staff is requiring the project provide the following to improve the utility of the parking structure.

• The parking structure shall be gated and monitored by an attendant on duty during business hours.

• A fee structure shall be implemented to encourage only commercial patrons, employees, and residents to park in the structure. Retail patrons shall be provided with a fee reduction or waiver with validation from a retail establishment in the project.

• Residents shall be required to park in a separate gated section on the lower level of the project in reserved spaces.

• A valet parking system must be implemented and operated during the hours any of the retail tenant spaces are open for business. All cars entering the site must use the valet system except residential tenants. Cars parked in a stacked tandem configuration inside the parking garage shall maintain a safe aisle clearance. The valet shall remain open 30 minutes after the last retail tenant closes.

Aesthetics

The proposed design of the building meets the overall Media District standards for materials and style. The building design includes distinctive articulations of the rooflines. The overall design would be complementary to the architecture in the surrounding neighborhood. The proposed landscaping will enhance the architecture and the existing streetscape.

All lighting on the site is subject to City standards.

Land Use Character

The General Plan has designated the project site for Commercial Limited/Media District Commercial uses. This zone is intended to encourage and support the development of commercial oriented retail and service commercial uses. The Media District Specific Plan (MDSP) designates the area the project is located in as the Riverside Drive Corridor. This area is intended to promote the existing village-like character of Riverside Drive and invite pedestrian activity from the multi-family residential properties and the office complexes.  The plan encourages ground floor retail, landscaping which softens the appearance of the sidewalk/building interface, provides interest to pedestrians, and architecture which promotes the diversity of the street for a pedestrian environment. This project is compatible with the goals of the plan as it has ground floor retail, substantial landscaping, and is designed to attract pedestrian activity to the site. This mixed-use project is compatible with the surrounding neighborhood as it provides residential opportunities and office/retail uses.

Planning Board Hearings: On November 13, 2006 at the Planning Board Public Hearing, the Planning Board was presented with a request for Project No. 2005-87. The Planning Board continued this project on November 27, 2006 to allow the applicant to propose a modified parking lot design and allow staff to clarify a condition of approval for valet parking. Planning Board deliberations included questions about the handicap parking, and the locations of the three required loading spaces. The Planning Board was also concerned that parking was not sufficient for the project and asked that a valet system be developed for immediate implementation in the case that parking becomes a problem. On November 27, 2006 the Board was presented with revised plans and conditions of approval that responded to the concerns raised at the previous Planning Board Hearing. Based on the revisions to the plans, that provided more parking and a valet parking system, the Planning Board voted 5-0 to recommend approval of project 2005-87 and the related Mitigated Negative Declaration (MND). (Exhibit C-1 & C-2)

Department Comments: The subject application and plans were routed to City departments and divisions for review and comment. No departments or divisions expressed opposition to the project. Requested conditions of approval have been incorporated into the project as appropriate and are listed under the appropriate heading. All code related comments from the departments and divisions must be met as a condition of building permit issuance (Exhibits D-1 through D-5).

Environmental Review: Pursuant to the California Environmental Quality Act (CEQA), a MND has been prepared for the project which indicates that, with the incorporation of the proposed mitigation measures, the project will not have a significant impact on the environment. The MND specifically identifies potential impacts and mitigation relating to transportation and traffic (Exhibit E).

Requirements for Granting a Development Review

For a Project with More Than 50 Peak Hour Trips That is Not Residentially Adjacent

(1)   All provisions of this Code will be satisfied.

The proposed project complies with all requirements of the Burbank Municipal Code subject to the Planned Development, and Development Review approval, and subject to compliance with all comments from the City departments and the conditions of approval.

(2)   The Project would not have an adverse effect on traffic flow or circulation, or, any traffic impacts are deemed acceptable due to the benefits of the project to the community outweighing any potential adverse traffic impacts. This includes: 1) impacts on traffic circulation, vehicle ingress and egress points, or volumes of traffic generated, and 2) significant impacts to the level of service at intersections as identified through a traffic impact analysis and environmental review.

The construction of a three-story mixed-use project is consistent with the zoning density allowance by code and is not expected to have a significant impact on traffic as conditioned. A traffic study was conducted for the project and it was concluded that if the recommended mitigation measures are implemented then the project will not have a significant impact on traffic. The recommendations in the traffic study are included as conditions of approval and will be required to be implemented with the construction of the project. The majority of properties in the area are served by parking garages or at grade parking. Typical access for other commercial properties is along Riverside Drive, Alameda Avenue or local side streets such as Kenwood Street for the adjacent and abutting properties. The proposed project will provide one driveway to access the site, on Kenwood Street. This entrance will provide sufficient access to the site while conditions of approval will set directional controls on the ingress and egress to ensure that vehicles accessing the site do not negatively affect traffic flow or pedestrian access. The project will provide a direct pedestrian entrance at the street level along Riverside Drive. The proposed project provides subterranean parking for customers, employees, and residents in a secure garage.  There is pedestrian access from the subterranean garage to the elevator that provides direct access to the building. The parking requirement is 74 parking spaces, and the plans submitted do not comply with this requirement showing 55 parking spaces. However, the traffic study reports that this amount of parking is sufficient for the project with the implementation of specific parking control measures. While there is no way to guarantee future customers and employees will not use street parking, the design and supply of the parking as proposed will make the on-site parking more easily accessible to the building.

Requirements for Granting a Planned Development (PD)

(1)   The design of the overall PD shall be comprehensive and shall embrace land, buildings, landscaping, and their interrelationship shall be substantially consistent with the General Plan and any applicable Element of the General Plan.

The building�s design and all applicable components are consistent with the General Plan. The General Plan designation for this property is Commercial Limited/Media District which allows for commercial uses that serve the retail/service needs of the adjacent office district and promote the pedestrian village character of this area of the Media District.  The project proposes a mixed-use project that will contribute to increasing the rental housing stock in the media district and provides office compatible retail uses. The project goals and overall program are consistent with the goals of the General Plan.

(2)   The PD shall provide for adequate permanent open areas, circulation, off-street parking, and pertinent pedestrian amenities. Building structures and facilities and accessory uses within the PD shall be well integrated with each other to the surrounding topographic and natural features of the area. The project would not have a significant adverse effect on traffic flow or circulation. The PD provides sufficient amenities and uses to integrate the project into the surrounding area. The project is located in a urbanized commercial area of Burbank that has mid-rise and high rise buildings. The project will provide landscaping and open space areas for the residential units as well as sidewalk adjacent landscaping to enhance the pedestrian streetscape. The project provides 55 parking spaces within a secured subterranean parking garage. The traffic study conducted for this project finds that this parking will be sufficient for the mix of uses proposed with the implementation of parking lot controls. The circulation of vehicles, and the proposed egress and ingress are sufficient for this project. The traffic study has identified improvements that will be required as part of the conditions of approval to ensure that the circulation around the project does not have any negative impact on traffic flow. The frontage of the building is designed to encourage pedestrian activity with the types of uses, and the design of the building. The building setbacks and entry design will create an enhanced pedestrian environment. The mixes of uses within the project are well integrated and suited for the site.

(3)   The planned development shall be compatible with existing and planned land use on adjoining properties. The abutting uses are a bar/restaurant use, and an office high-rise, and adjacent uses are commercial mid-rises and high-rises containing office and general commercial uses. The uses proposed for this project are compatible with the surrounding uses and will provide complementary uses for the office tenants. The retail uses proposed will provide food sales resources and the residential uses may provide a housing resource for Media District Employees.

(4)   Any private street system or circulation system shall be designed for the efficient and safe flow of vehicles, pedestrians, bicycles, and the handicapped, without creating a disruptive influence on the activity and function of any area or facility. No private street system is proposed. The circulation system consists of one driveway off of Kenwood Street and a two-level subterranean parking structure. These elements of the project have been designed and conditioned to provide efficient and safe flow of vehicles, pedestrians, bicycles, and the handicapped. The vehicle access to the project will be located on a local side-street that is not the primary pedestrian corridor, thus avoiding pedestrian and vehicle conflicts. Riverside Drive is specified as a pedestrian corridor in the Media District Specific Plan and the project is designed to encourage pedestrian traffic with setbacks, and street-level entries.  The parking structure provides pedestrian access from the structures to the three floors of the building and the street-level pedestrian entries on Riverside Drive provide efficient access at grade. The sidewalks in front of the project will be wider than the minimum required for ADA accessibility. The traffic study for this project found that the circulation system was adequate for the amount and types of uses proposed and identified improvements that could be implemented to prevent any negative impacts on traffic around the site. 

(5)   The public street system within or adjacent to planned developments shall be designed for the efficient and safe flow of vehicles, including transit vehicles, pedestrians, bicycles, and the handicapped. Public streets shall be designed using City lane widths, capacities, and travel speeds, the design shall also include adequate space and improvements for transit vehicles and facilities for bicycle and pedestrian circulation. City standard entrance control requirements shall be maintained. Design of major streets shall also provide sidewalks, adequate street lighting, and concrete median islands on arterial streets. The project will use existing street and sidewalk infrastructure; no widening shall be required for this project. The traffic study for this project found that the project will not create a significant impact to existing traffic patterns with the recommended improvements. The implementation of these recommended improvements will be required as conditions of approval for this project.  Riverside Drive is a major arterial that can accommodate the amount of traffic that will be expected with the project of this size and composition. Kenwood Street is a local street and will provide a route for vehicle egress and ingress to the site.  The project will maintain all City standards for entrance control, and will provide any necessary improvements for safe and efficient access.

(6)   Common area and recreational facilities shall be located so as to be readily accessible to the occupants of residential uses.  The project proposes a large amount of private open space for each residential unit in private patios. These areas will be directly accessed from the individual units. The common access-ways to the individual unit entrances will be landscaped and will have lighting to provide for attractive and safe access through the residential segment of the project. The building will provide landscaped setbacks for improvement of the streetscape and pedestrian access. The utility areas in the rear of the project provide access to trash and recycling receptacles. The project will be designed so that all open space, landscaping, and other amenities are easily accessible to all occupants of the project.

(7)   Compatibility of architectural design and appearance, including signing throughout the planned development, shall be sought. In addition, architectural harmony with surrounding neighborhoods shall be achieved so far as practical. The building is designed to be compatible with the surrounding building typology and will be designed with aesthetic improvements such as fa�ade variations, balconies, roof variations, and distinctive material and color choices.  The project proposes fa�ade level changes with glass windows, stucco, and metal paneling.  The architecture is designed to fit the surrounding character of the Media District which has a mix of modern-type glass high-rises, and California  Spanish inspired stucco structures

(8)   Where applicable, an adequate variety of uses and facilities shall be provided in order to meet the needs of the PD and adjacent neighborhoods. The project is designed in a manner that it shall provide for the needs of the occupants of the project and the surrounding neighborhood. The residential component of the project is designed with a significant amount of private open space and the unit size proposed is sufficient for the residential use proposed.  The commercial space proposed is designed appropriately for four retail tenants, and will meet the needs of potential tenants. The proposed uses will provide for the needs of the adjacent neighborhood including uses that will serve office employees and residents in and around the Media District.

(9)   The PD and each building intended for occupancy shall be designed, placed, and oriented in a manner conducive to the conservation of energy. The project shall be designed in a manner conducive to the conservation of energy. The project shall be subject to complying with Title 24 energy conservation measures, and shall be required to show compliance prior to submittal for plan check.  The project provides functioning windows on the second and third floors for the residential units to provide for air circulation and passive cooling. The location of the project in close proximity to other commercial and residential density may promote alternative modes of transportation and thus reduce individual energy use.

CONCLUSION:

Staff believes that the project would have an overall positive affect on the surrounding neighborhood. The use will promote pedestrian activity and will provide housing opportunities for employees in the Media District.  Any negative impacts on traffic and circulation will be mitigated by the proposed conditions of approval and the physical buffer of the surrounding commercial zones and surrounding street network.

The determination on whether to approve the PD and DR for approval is based on the ability of the City Council to make the required findings. It is staff�s assessment that the findings required for a Planned Development and Development Review can be made as discussed in the November 27, 2006 and November 13, 2006 staff reports.

RECOMMENDATION:

Staff recommends that the City Council approve Project No. 2005-87, a PD, DR and the Mitigated Negative Declaration related thereto, subject to the attached Conditions of Approval.

LIST OF EXHIBITS

Exhibit            A-1      Zoning and Fair Political Practices Act Compliance Map

Exhibit            B-1      Planned Development & Development Review Application Package

                        B-2      Project Plans (attached document)

                        B-3      Business License Reports for 3901 Riverside Drive

Exhibit            C-1      Minutes for the Planning Board Hearing of November 27, 2006

                                    & November 13, 2006.

                        C-2      Planning Board Resolution No. 3067 for Project 2005-87

Exhibit            D-1      Burbank Police Department Comments

                        D-2      Fire Department Review Comments

                        D-3      Burbank Water and Power

                        D-4      Parks, Recreation, and Community Services Review Comments

                        D-5      Public Works Department Review Comments

Exhibit             E          Proposed Mitigated Negative Declaration, PNOED

                                     & Traffic Impact Analysis

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