PLANNING ACTION: PA-T2-2022-00037

SUBJECT PROPERTY: 165 Water Street, 160 Helman Street and 95 Van Ness   

(corner of Van Ness & Water Streets)   

APPLICANT: Rogue Planning & Development Services, LLC, agent for   

OWNER: Magnolia Investment Group, LLC and Gil Livni   

DESCRIPTION: An appeal of the Planning Commission's denial of a six-lot commercial subdivision to accommodate a phased mixed-use development for the three properties at 95 Van Ness Street, 165 Water Street and 160 Helman Street. The applicant’s Phase I requests Site Design Review approval for five mixed-use commercial buildings with ground floor commercial spaces and two residential units above in each building, as well as associated surface parking, utility infrastructure and street improvements.  The three remaining lots would have initial site work completed with Phase I, but building construction would occur only after Site Design Review approvals in a future Phase II. The application also includes a request for a Physical & Environmental Constraints Review Permit because the proposal includes development on severe constraints lands with slopes greater than 35 percent and on floodplain corridor lands; a request for an Exception to the Development Standards for Hillside Lands; a request for a Tree Removal Permit to remove 20 trees on the three properties and within the adjacent rights-of-way; and a request for an Exception to Street Standards to allow parking bays with street trees in bump-outs along Van Ness Avenue rather than standard park-row planting strips.     COMPREHENSIVE PLAN DESIGNATION: Employment; ZONING: E- 1; ASSESSOR’S MAP: 39 1E 04CC; TAX LOTS #: 2000, 2100 & 7100