Hamilton Square involves the remediation of contaminated soil and the subsequent construction of 31 for-sale townhomes on a 2.7-acre site. Six townhomes would be reserved as affordable units for-sale to persons in the moderate (3 units) and low (3 units) income categories; an in-lieu fee would be paid for a fractional affordable unit. The proposed townhome units would be located in eight three-story (34-feet high) buildings and one two-story building. Seventy-nine parking stalls would be provided on-site. Remediation activities would involve the removal of soil contaminated by the past operation of a Navy gas station; clean soil material would be imported to backfill excavated areas.
970 C Street
General Plan Amendment, Master Plan Amendment, Precise Development Plan, Tentative Map, Use Permit, Design Review
Initial study is being revised and will be recirculated for public and agency review.
Original Filing Date
August 21, 2013
General Plan & Zoning Designation
Neighborhood Commercial (CN), Planned District (PD-Hamilton Reuse Plan)
Current Status as of 8/31/18
Hamilton Square LLC, completed removing contaminated soil from 970 C Street this past weekend. In addition, soil sampling was conducted to determine whether the remediation goals established for the project have been attained. Test results are not expected for one to two weeks.
No further weekend soil removal is planned at this time. However, the soil testing results may indicate the need to perform additional excavation. If this turns out to be the case, any additional excavation is expected to be minimal and focused in specific areas based on the incremental sampling methodology (ISM) used to test the excavation area. Should more soil need to be removed from the site, the work would remain limited to weekends and continue to be monitored by Terraphase Engineering (consultant to the city).
If the ISM test results indicate the project has met remediation goals then Hamilton Square LLC will begin importing clean soil to the site to backfill the excavation pit. This work is not limited to weekends and is not subject to any perimeter air monitoring or special oversight. Traditional construction hours would apply – 7 AM to 6 PM weekdays and 10 AM to 5 PM on Saturdays. In addition, standard dust control measures would apply, such as watering the site.
Application & Review Process
The following development entitlements have been requested for the Project:
General Plan Amendment: This action has been requested to amend the Project Site's land use designation from Neighborhood Commercial (CN) to Medium Density Multiple Family Residential (R10). The R10 land use designation has an allowable density range of 10.1 to 20.0 dwelling units per acre. As currently proposed, the density of the Project is approximately 12 dwelling units per acre. In addition, the R10 land use designation permits a variety of residential uses, including multiple-family dwellings, two-family dwellings, detached or attached single-family dwellings, recreation, home occupations, community facilities, and other similar uses.
Master Plan Amendments: The current zoning for the project site is PD, Planned District. Projects located in the PD zoning district require approval of a Master Plan and a Precise Development Plan. Development at the Project Site is subject to the provisions of the Hamilton Army Airfield Reuse Plan, which serves as the Master Plan for the project site. This Master Plan applies to a large portion of Hamilton Field, including what is referred to as the "Navy Property" in which the Project Site is located. The Master Plan labels the area in which the Project Site is located as the Exchange Triangle Planning Area, one of ten planning areas identified in the Master Plan. Language in Planning Area 5 for the Exchange Triangle restricts building heights to 30 feet.
Two amendments to the Master Plan are necessary to permit the Project. The first amendment is to change the zoning from Neighborhood Commercial (CN) to Medium Density Multiple Family Residential (R10). As noted, the R10 zone has an allowable density range of 10.1 to 20.0 dwelling units per acre, and permits a variety of residential uses, including multiple-family dwellings, two-family dwellings, detached or attached single-family dwellings, recreation, home occupations, community facilities, and other similar uses.
A second amendment would amend the text of the Master Plan to allow two exceptions on the project site related to building height including: (a) allow an increase in building heights from two to three stories; and (b) allow an increase in maximum height from 30 to 34 feet.
The proposed amendments would only apply to the Project Site. No other site or planning area subject to the Master Plan would be subject to a change in zoning or height restrictions. Any future proposal to change the CN land use category on any other property within the Master Plan area would require a General Plan amendment and Master Plan amendment, both of which would be subject to public review and discretionary action by the City Council.
Precise Development Plan: The project also requires amending the existing Precise Development Plan for the project site, which was approved in 2007 for an office project. The project applicant proposes amending the Precise Development Plan to permit residential use, establish specific development standards for the proposed project, and to allow an increase in building height from two to three stories and an increase in the maximum height from 30 to 34 feet.
Tentative Map: The project requests approval of a Tentative Map to create 31 airspace condominiums and one common parcel. The proposed Tentative Map and Precise Development Plan are Attachment 4 of the July 13, 2015 Planning Commission staff report.
Design Review: Design review is a mandatory component of the master plan and precise development plan process. Accordingly, the applicant has requested design review approval of the Project's basic site design, landscaping, and architectural concepts as part of the base development entitlements for the Project. Should the Project's base entitlements (e.g., general plan amendment, master plan amendments, tentative map and precise development plan) and site design, landscaping, and architectural concepts be approved by the City Council, the Project would return to the Design Review Commission for a final design review action on landscaping, colors and materials.
Steve Marshall, Planning Manager
Casey Clement, Thompson Development