Mixed views as commission forwards 70 Encina PHZ rezoning to council; owners, shopping‑center operator debate future of Town & Country north lot

The Planning & Transportation Commission voted to forward a planned community rezoning request for 70 Encina Avenue to the City Council on a split recommendation after a contentious public hearing that included opposition from Town & Country Village’s owner and legal challenges raised by a neighborhood commenter.

Staff planner Emily Callas outlined the PHZ (planned home zoning/planned community) application for a three‑story, 19,035‑square‑foot building containing ten condominium units and attached garages. Callas said the project was processed as a PHZ request that would allow departures from the CC‑2 standards, and that it was being reviewed under CEQA Guideline 15183 (consistency with an applicable plan and its certified EIR). "This project was streamlined under CEQA guideline 15183," Callas said, and staff recommended the commission recommend approval to council subject to conditions.

Project and benefits: The applicant’s architect, Jeffrey Galbraith of Hays Group Architects, and proponent Ed Storm (Stormland Development) described design changes made since prior hearings: removal of curb “bulb‑outs” originally proposed on Encina, modified courtyard and landscaping, and a reduced visual profile toward the adjacent shopping center parking lot. The project proposes two deed‑restricted below‑market units (two units, approximately 20% of the project) provided at affordability levels the applicant and staff described as within…