Linc Multi-Family Housing – 6th and M Streets
Summary
SCH Number
2021030235
Public Agency
City of Eureka
Document Title
Linc Multi-Family Housing – 6th and M Streets
Document Type
NOE - Notice of Exemption
Received
Posted
3/9/2021
Document Description
The applicant, Linc Housing, is proposing to redevelop a City-owned parking lot into a six-story, 35-unit apartment building (Multi-family Housing). Multi-family Housing is a principally permitted use in the Downtown (DT) zone district. The proposed development includes construction of a new approximately 69-foot (mean height) (84 feet to top of elevator tower), 57,502 square foot, building with a floor area ratio (FAR) of 4.3. The apartment complex will consist of 16 two-bedroom units and 19 three-bedroom units with parking, offices and common amenities on the first floor, and an open-air courtyard on the second floor extending up through the roof, which will be surrounded by the dwelling units on the second through sixth floors. The development also includes a community room, laundry facilities, bicycle parking spaces, (6 short-term, and 10 long-term), and nine (9) off-street parking spaces. Landscaping will be provided between the building and the street.
All units, except for a Manager’s Unit, will be reserved for Lower Income Households (i.e. households with incomes which are 30-80% of the Humboldt County Area Median Income [AMI]). As a result, Linc Housing utilized EMC § 155.344 (Density Bonus) and the State Density Bonus Law (Government Code § 65915 et. seq.) to obtain one (1) waiver/concession to the City’s limit on Blank Walls (greater than 10-foot x 10-foot square area) Development Standard. The Density Bonus Law request was granted because Linc Housing submitted sufficient documentation showing the development standard would have the effect of physically precluding the construction of the development at the densities permitted by State Law.
Contact Information
Name
Caitlin Castellano
Agency Name
City of Eureka
Contact Types
Lead/Public Agency
Phone
Location
Cities
Eureka
Counties
Humboldt
Regions
Northern California
Cross Streets
northwest corner of 6th and M Streets
Zip
95501
Parcel #
001-233-006 and 001-233-007
Notice of Exemption
Exempt Status
Categorical Exemption
Type, Section or Code
15332
Reasons for Exemption
The City of Eureka, as Lead Agency, has determined the proposed project is categorically exempt from the provisions of the California Environmental Quality Act, in accordance with CEQA Guidelines pursuant to Section 15332, In-Fill Development Projects, Class 32 of the CEQA Guidelines. Key considerations for this exemption are whether the project meets the five conditions (a-e) described in Section 15332 at the time of the lead agency’s determination, which are as follows:
(a) The project is consistent with the applicable general plan designation, general plan policies, and applicable zoning designation and regulations.
The proposed project is within the Downtown Commercial (DC) land use designation and Downtown (DT) zoning district. The 2040 General Plan specifically allows housing in all mixed-use land use designations, and Multi-family Housing is listed as a principally permitted use in the DT zone. Additionally, State Density Bonus Law (Government Code § 65915) authorizes waivers/concessions to development standards for affordable housing projects State Law requires the City grant density bonus, waivers, and/or concessions if sufficient documentation is submitted showing the project would be infeasible without them, even if they result in a project exceeding required development standards. The Court, in Wollmer v. City of Berkeley (March 30, 2011 Case No. A128121) held that, an infill exemption can apply even if a project is not wholly consistent with applicable zoning regulations (i.e. development standards) because State Law specifically authorizes the bonus/concession/waiver to build more housing. Furthermore, the proposed project implements the 2019-2027 Housing Element’s Implementation Program (IMP) H-34: Affordable Housing on Publicly-owned Properties, which implements six Housing Element policies aimed to create affordable, safe and stable housing, prohibit discrimination, explore public private partnerships, support non-profit service providers, provide fair housing choices, and seek to end homelessness.
(b) The development occurs within the City limits, on a project site under 5 acres, is surrounded by urban uses.
The project site is within the City limits, on a 13,200 square foot site, surrounded by single- and multi-story buildings, and urban uses, such as multi-family and single-family residences, professional offices, civic institutions, and commercial services and retail along Highway 101, one block north of the site.
(c) The project site has no value as habitat for endangered, rare or threatened species.
The project proposes to redevelop an existing parking lot in Downtown Eureka, which has no value as habitat for endangered, rare, or threatened species.
(d) Approval of the project will not result in any significant effects relating to traffic, noise, air quality, or water quality.
The project is located in an existing urban environment (Downtown Eureka), is located on a major arterial (6th Street one-way west-bound travel) and one block from an east-bound major arterial (7th Street), both of which have adequate carrying capacity for the project. Although the project has limited automobile parking, the project meets the parking standards contained in the zoning code and promotes alternative modes of transportation by being located adjacent to the Eureka Transit System transit route (with other major transit lines nearby), and providing required bicycle parking, all of which encourage and promote alternative modes of transportation, decrease greenhouse gas emissions and improve air quality. Also, the project will not impact water quality as it is served by City water and sewer. Furthermore, the 2040 General Plan anticipated and analyzed the creation of a total of 17,698 dwelling units, with the 2019-2027 Housing Element anticipating creation of a total of 757 site specific dwelling units. The findings of the 2040 General Plan’s Environmental Impact Report (EIR) and 2019-2027 Housing Element’s Addendum to the EIR analyzed potential effects on the environment based on those housing numbers, and found no significant effects will result from the creation of these dwelling units. Additionally, the proposed development was referred to affected department and agencies, and no comments were received indicating the proposed project would result in any significant effects relating to traffic, noise, air quality, or water quality.
(e) The site can be adequately served by all required utilities and public services.
The site is served by City water and sewer and all major utilities, Eureka Police and Humboldt Bay Fire, Redwood and Eureka Transit Systems, and is located near existing Class II bike facilities.
The material supporting the above findings is on file with Development Services – Planning. Copies of the documents related to the evaluation of this project are available for review upon request at the City of Eureka, 531 K Street, Eureka, CA 95501.
County Clerk
Humboldt