Project Changes

Architecture

The style of architecture originally approved had a modern and industrial look.  The revised architecture is more of a California Craftsman style with pitched roofs and gables.  The colors are more earthtones with varying materials and textures.  Casden believes that this style is better suited for a residential complex and more fitting for the Burbank community.

Layout

The approved project had a total of five townhouse buildings (including the three live/work units) and one large building which housed the �stacked flats,� amenities and leasing office.  Casden rearranged the layout to create nine townhouse buildings (including the three live/work units) and three buildings which house the flats.  Additionally, they separated the club house and leasing office.  More buildings allow better pedestrian circulation throughout the site, as does the removal of the interior access road.  The parking structure was arranged to span the entire length of the southern property line.  The previous proposal only extended along a portion of the southern property line and therefore a sound wall was also included.  This new design removes the necessity for a sound wall, eliminates units which directly face the railroad tracks, and instead landscaping is installed along portions of the parking garage to screen the garage wall in accordance with the conditions of approval.  The garage was increased to five levels from four to accommodate all of the parking, but remains 40 feet tall in accordance with the conditions of approval.  The footprint of the garage allows more usable landscape space throughout the project.

Unit types and sizes

The original project included 44 townhomes with unit sizes ranging from 595 square feet to 1,830 square feet.  The revised proposal has 41 townhomes (and therefore three additional flat units) with sizes ranging from 745 to 1,543 square feet.  The reconfiguration of the buildings necessitated this change in unit types and Casden believes the unit sizes proposed are more in line with market demands.  The total unit count of 276 remains and the actual square footage for the residential units decreased slightly.  The approved project allowed the developer the option of making the units available for sale or for rental.  Casden has stated that they will be making all units, including the townhomes, available for rent.

Driveways/Parking

Casden was able to remove tandem parking from the townhome units that were identified in the original approval because of the revisions to the building configuration.  Because of the changes to the parking garage configuration, the southern driveway along Buena Vista Street has moved further to the south.  This driveway was always identified for right in, right out only movements and that will not change with the new proposal.  This new layout also modified the fire access lane which is now predominantly a pedestrian walkway, but is made of material that a fire truck can drive over in case of emergency.

Staff Review

As stated earlier, prior to submitting revised plans to the Planning Division, the new property owners worked with many departments and divisions to ensure that the changes proposed would be acceptable.  Additionally, once plans were received, staff routed these to the various departments and divisions again asking for input, especially as it relates to the changes proposed.  Most departments noted that the previous conditions were appropriate and that the changes proposed did not require additional comments.

The project site is located adjacent to a flood control channel and the approved project actually placed a portion of the parking garage over the channel.  The revised proposal remains adjacent to the channel so that it may function independently, yet proposes to widen the channel.  The Public Works Department noted comments as they relate to this channel to ensure proper approvals and construction.

Public Works Traffic Division made comments to improve the on-site circulation including that within the parking garage.

Transportation Planning gave suggestions for types and locations of bicycle racks as these are a requirement of the project.

Burbank Water and Power noted that resurfacing Empire Avenue was postponed in anticipation of this project and stated that coordination was necessary for utility cuts within the public right-of-way.

Staff also asked RTKL, an architectural firm that the City has on contract, to review the new design and offer any suggestions.  The architect questioned having pitched roofs on a four story structure, but Casden felt the more residential design was appropriate.  They based the new design on comments from the City Council who felt the more modern and industrial look of the old design was not as appealing.  The architect felt the townhomes along Empire Avenue did not have the look of townhomes with a repetitive design.  However, compared to the original approved project, the new design breaks up the townhomes into four distinct buildings and the Craftsman style works best with a larger building rather than a repetitive design.  RTKL was of the opinion that the balconies should be deeper, possibly six feet, and that they could have a less bulky appearance.  Casden modified the design to have six foot deep balconies and modified the elevations for a less bulky appearance by replacing portions of solid balcony walls with railing in some areas.

Environmental Analysis

The California Environmental Quality Act (CEQA) sets specific guidelines for when a subsequent negative declaration is required after a Mitigated Negative Declaration (MND) has already been prepared.  In this case, the changes proposed do not create new significant impacts or meet any of the thresholds identified in CEQA Guidelines �15162.  Therefore, an Addendum to the MND has been prepared stating such. (Exhibit D)

PLANNING BOARD RECOMMENDATION:

On July 9, 2007, the Planning Board reviewed Casden�s request for modifications. (Exhibit E)  They voted 3-1 to recommend approval of the modifications. (Exhibit F)  The one dissenting vote was Chair Gabbel-Luddy who clarified her dissenting vote was because she preferred the previous architecture which she felt fit in better with the area.

Two members of the public spoke questioning utilities for the project and how children would get to school from the project site.  It was explained that these issues were reviewed through the environmental review process when the project was originally approved and that the School District was aware of the project and that the site can be served with all utilities.

The Board noted concerns over the southern elevation of the parking garage.  They requested improved materials and better exhibits identifying the landscaping that will be in this area and conditioned their recommendation for approval upon the applicant providing this information to the City Council.  The Board stated concern over graffiti in this area of the project, south of the southern wall, and wanted to make sure graffiti would be removed in a timely manner or that features would be installed to deter people from reaching this side of the project.  One Board Member wanted to make sure the revisions to the parking garage did not lead to greater sound reflectivity than the previous design.  She suggested the applicant identify sound attenuating materials to be used on this southern elevation.

The applicant prepared revised plans indicating the improved materials and increased landscaping along the southern elevation. (Exhibit G)  The revisions provide the same noise protection as the previously approved project and the increased landscaping has sound attenuation qualities.  The south side of the garage has been designed to mitigate noise from the railroad to the site.  It will have a solid wall to at least 30�, therefore blocking line-of-sight travel of noise to the units.  Portions of the wall above 30� will be partially open to improve air flow and provide visual interest.  Much of the south facing wall will be covered with a �green screen� that will limit the reflection of sound from the passing trains back over the tracks.  The applicant has spoken with an acoustical engineer who stated that the train itself serves to block most of the reflected noise from the wall.  The plans show that the wall is adjacent to the flood control channel which will be widened and they will include a fence to prevent people from falling into the flood control channel and from easily accessing this area making graffiti difficult.  However, if graffiti is ever spotted in this area, the applicant will have it removed immediately.

CONCLUSION:

The project remains consistent with the Development Agreement and all conditions of approval that were imposed including height, setbacks, and density.  The modifications proposed improve upon the original architecture, with better circulation and more usable open space available to the residents.  The City Council may propose conditions on the revised project as they relate to the architecture, design, and modifications that are being proposed.

RECOMMENDATION:

Staff recommends that the City Council adopt a resolution approving the modifications to the architecture, layout, and design of the previously approved project.

EXHIBITS:

Exhibit A          Originally approved plans

Exhibit B          Conditions of Approval for PD #2004-64

Exhibit C-1       Revised plans submitted by Casden

Exhibit C-2       Revised site plan submitted by Casden (attached document)

Exhibit D          Addendum to previously prepared Mitigated Negative Declaration

Exhibit E           Draft Planning Board minutes for July 9, 2007

Exhibit F           Planning Board Resolution #3095 dated July 9, 2007

Exhibit G          Revised plans submitted by Casden subsequent to the Planning Board public hearing

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