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HomeMy WebLinkAboutSR - ZCG-1274-14 - CONSTRUCTION DETACHED SINGLE FAMILY RESIDENTIAL CONDOMINIUM UNITS 2025 NORTH ORANGE OLIVE ROADAGENDA ITEM November 10, 2015 TO: Honorable Mayor and Members of the City Council THRU: Rick Otto City Manager FROM: William Crouch Community Development Director ReviewedNerified City Manager C 1 Finance Director To Be Presented By: Jennifer Le Cons Calendar _ City Mgr Rpts Council Reports _ Legal Affairs Boards /Cmtes X Public Hrgs Admin Reports Plan /Environ 1. SUBJECT ZONE CHANGE NO. 1274 -14, TENTATIVE TRACT MAP NO. 17758 (TTM 0033 -14), MAJOR SITE PLAN REVIEW NO. 0778 -14, DESIGN REVIEW NO. 4749 -14 AND MITIGATED NEGATIVE DECLARATIION NO. 1837 -14 — ORANGE -OLIVE RESIDENTIAL, 2025 NORTH ORANGE -OLIVE ROAD. 2. SUMMARY The Applicant, MBK Homes, proposes to construct 25 detached single family residential condominium units on a 2.33 -acre portion of a site addressed 2025 Orange -Olive Road. A Zone Change is being requested to change the site zoning to R -3 (SP), Multiple - family Residential (Specific Plan) and to establish the Orange -Olive Specific Plan. A Tentative Tract Map is proposed to subdivide the property for condominium purposes. 3. RECOMMENDATION 1. Approve Council Resolution No. 10907, approving and adopting Mitigated Negative Declaration No. 1837 -14 including a Mitigation Monitoring Program, in compliance with the California Environmental Quality Act (CEQA) 2. Approve First Reading of Ordinance No. 09 -15, approving Zone Change 1274 -14, changing project site zoning from Limited Business (C -1) to Residential Multifamily- Specific Plan (R- 3 (SP)) and approving the associated Orange -Olive Residential Specific Plan. 3. Approve Council Resolution No. 10908, approving Tentative Tract Map No. 17758 (TTM 0033 -14), Major Site Plan Review No. 0797 -14 and Design Review No. 4776 -14 for the Orange -Olive Residential Project. ITEM W '� 1 11/10/15 4. FISCAL IMPACT If approved, the project will not have a direct fiscal impact to the City as the proposed project and all associated infrastructure would be fully funded by the project Applicant. There would be an incremental increase in revenue to the City associated with annual residential property taxes for the proposed 25 units. There may also be incremental expenditures related to providing police, fire, parks and other public services for 25 additional residential units. These indirect fiscal impacts are offset by payment of development impact fees, which are paid by the Applicant prior to building permit final. 5. STRATEGIC PLAN GOAL 3. Enhance and promote quality of life in the community a) Support and enhance attractive, diverse living environments. 6. GENERAL PLAN IMPLEMENTATION The proposed Zone Change from C -1 to R -3 (SP) brings the site's zoning into compliance with its Low Medium Density Residential General Plan land use designation. The zone change would rectify an existing General Plan- zoning inconsistency and the proposed development of the site for residential use would implement the land use vision outlined in the General Plan Land Use Element. The project is also consistent with the General Plan's goals and policies including: Land Use Element Goal 1.0: Meet the present and future needs of all residential and business sectors with a diverse and balanced mix of uses. • Land Use Policy 1.2: Balance economic gains from new development while preserving the character and densities of residential neighborhoods. • Land Use Policy 1.4: Ensure that new development reflects the existing design standards, qualities, and features that are in context with nearby development. Housing Element Policy Action 7: Facilitate infill construction. Urban Design Element Goal 6.0: Encourage contextually appropriate infill development projects and property renovations. ITEM 2 11/10/15 7. DISCUSSION and BACKGROUND Existing Site The project site consists of a single parcel located east of Orange -Olive Road, north of Taft Avenue and south of Meats Avenue. The site is 2.775 acres in size. The lot extends to the centerline of Orange -Olive Road with 0.445 -acre of the property dedicated as public street easement. The site is currently developed as a paved lot used for recreational vehicle storage. The site contains a small business office, light standards, a freestanding sign, a CMU perimeter block wall, perimeter chain link/barbed wire fencing, a tube steel entry gate, a driveway on Orange -Olive Road and a landscaped front yard setback. Specific uses surrounding the site and their corresponding zoning are as follows: North - Two story apartment complex and other multi - family uses in a Multi- Family Residential (R -3) zone. South- Commercial strip mall in the Limited Business (C -1) zone. Further south is Grove Avenue, Shaffer Park and City Fire Station No. 3 which is zoned C -1. East - Single family residences (predominantly one - story) in a Single Family Residential (R -1- 8) zone. The Fairmeadows Eichler Tract is located approximately three blocks to the southeast. West - Orange -Olive Road, railroad tracks and primarily warehouse and manufacturing uses in the Light Manufacturing (M -1) zone. Proposed Proiect The project is a request to develop a 2.33 -acre site (currently used for recreational vehicle storage) with 25 detached single - family residential condominium units. The proposed units are configured in six distinct clusters on the site, with each cluster planned around a common "motor court" area that takes access from a central private access drive. The private access drive includes curb, gutter, five foot sidewalks, parking, and intermittent landscaped planters on both sides. A total of 50 garage spaces and 22 guest parking spaces are provided onsite. Detailed information about the unit types and floor plans are provided in the Planning Commission staff report in Attachment 8. Each unit has a private rear and side yard (provided as an "exclusive use" area) with a 6 foot high fence. The units are designed in one of four (4) architectural style types that draws elements from, and are inspired by, Irving Gill architecture. Site access is from Orange -Olive Road. A landscaped setback is provided at the interface with Orange -Olive Road, along with decorative pavers at the entry. Landscaping is proposed along the Orange -Olive Road frontage, along the private drive aisle and in landscape pockets between units. ITEM 3 11/10/15 Common area landscaping would be maintained by the Homeowners Association (HOA) while landscape and hardscape in private yards would be installed and maintained by the homeowner. The landscape palette is a mix of low - water -use groundcover, vines, shrubs, and trees that complement the contemporary architectural style. Zone Change The Applicant is requesting a Zone Change to change the site's zoning from Limited Business, C- 1, to Multi - family Residential (Specific Plan), R -3 (SP). The R -3 zone is intended for multi - family residential uses such as apartments, condominiums, and townhomes and allows single family residences, duplexes, and multifamily dwellings as permitted uses, among other uses. The site has an existing General Plan designation of LMDR, which allows for residential development of 6 to 15 dwelling units per acre. According to Table LU -3 in the General Plan Land Use Element, residential zoning districts including the R -2 and R -3 zones are compatible with the LMDR General Plan designation. As such, the site's existing C -1 zoning is not consistent with its existing General Plan land use designation. The proposed Zone Change would bring the zoning into consistency with the City's General Plan. Further, the project proposes a residential project at a density of 10.7 dwelling units per acre which is within the range allowed under the LMDR General Plan land use designation and the R -3 zoning. Specific Plan In association with the Zone Change to R -3 (SP), the Applicant is requesting approval of the Orange -Olive Residential Specific Plan. The Specific Plan provides for a uniform set of development standards and design guidelines applicable to the site. The Specific Plan incorporates development standards similar to the R -3 standards but modifies the standards to accommodate the proposed project and the detached condominium product type. There are key differences between the R -3 and Specific Plan development standards in the following areas: lot size, lot width, lot depth, setbacks, lot coverage /floor area ratio, distance between buildings, building height, minimum usable open space, required parking and provisions for additions and patio covers. A detailed comparison of the development standards is provided in the Planning Commission staff report included as Attachment 8 to this report. Tentative Tract Map The Applicant is requesting approval of a Tentative Tract Map for Condominium Purposes to establish common areas and private "exclusive use areas" on the site. The proposed tract map establishes common areas that include the private drive aisle, curb, gutter sidewalk, common landscape areas, and common motor court areas. Exclusive use areas are established to provide private rear and side yards for each unit and in some cases a private porch or courtyard area at the entry of the unit. The Tentative Tract Map has been reviewed and found in compliance with the Subdivision Map Act and Orange Municipal Code (OMC) Title 16, Subdivisions. ITEM 4 11/10/15 Environmental Review An Initial Study/ Mitigated Negative Declaration (MND) was prepared for the project in compliance with the California Environmental Quality Act (CEQA). The MND concludes that the project will have less than significant impacts to the environment with the implementation of mitigation measures related to cultural resources (potential for undocumented buried resources unearthed during grading activities) and noise (requirement for sound - attenuated windows on the second floor of units fronting Orange -Olive Road). The MND is included as Exhibit C to this report. In addition, a Mitigation Monitoring and Reporting Program has been prepared and is included as part of Attachment 1 (Resolution) to this report. The MND was circulated for public review for a 20 -day review period between August 28, 2015 and September 16, 2015. A Notice of Intent (NOI) was filed with the Orange County Clerk, posted onsite, mailed to 59 property owners and tenants within 300 feet of the project site, and published in the Orange County Register on August 28, 2015. The Initial Study /MND and the Specific Plan were made available online and posted at City Hall and at the Taft Branch Library and the Orange Public Library and History Center for review. No public comments were received during the CEQA review period. Committee and Commission Review On July 1, 2015, the Design Review Committee (DRC) performed a "preliminary review" of the proposed project. The DRC reviewed the subject proposal again at their September 2, 2015 meeting, and recommended approval of the project subject to conditions by a vote of four ayes. Minutes from both meetings are provided as Attachment 9 and 11, respectively. It should be noted that the Applicant revised the project plans following the DRC meeting to comply with the DRC's design - related conditions. As such, although DRC Conditions are listed in the Council Resolution (Attachment 3), the plans included in the Council packet have already been revised to comply with the majority of DRC conditions. At the October 5, 2015 Planning Comission meeting, the Planning Commission recommended approval of the project to the City Council subject to conditions of approval by a vote of 4 ayes (one absent) At the meeting, two members of the public spoke and commented on the interface of the project with the adjacent single family residences to the east. The speakers requested a row of trees to be planted along the eastern property line to provide greater screening. One email comment was received and was provided to the Planning Commission for consideration. The email comment expressed concerns regarding the adequacy and long -term management of onsite parking and landscape screening along the eastern property line. In making their recommendation, the Planning Commission added a condition (Condition 14 listed in Resolution 10908, Attachment 3) which states that when the final landscape plans go to DRC for final approval, DRC "shall consider additional screening opportunities, particularly along the project site's interface with adjacent single family residential properties to the north and east ". A copy of the meeting minutes are provided as Attachment 6. ITEM 5 11/10/15 Public Comment One email comment (which was provided to the Planning Commission, described above) and two additional email comments were received by staff and are provided to the City Council as Attachment 13 to this report. The comments reiterate the request for the Applicant to plant landscape screening along the eastern property line. 8. ATTACHMENTS Attachments to Report: 1. City Council Resolution No. 10907 2. Ordinance 09 -15 3. City Council Resolution No. 10908 4. Project Location Map 5. Site Photographs 6. Planning Commission Meeting Minutes for the October 5, 2015 Meeting 7. Planning Commission Resolution No. 31 -15 8. Planning Commission Staff Report dated October 5, 2015 9. Design Review Committee Final Minutes for the July 1, 2015 meeting (preliminary review) 10. Design Review Committee Staff Report Dated July 1, 2015 (preliminary review) 11. Design Review Committee Final Minutes for the September 2, 2015 meeting 12. Design Review Committee Staff Report Dated September 2, 2015 13. Correspondence from Members of the Public Exhibits: A. Plans and Exhibits B. Orange -Olive Residential Specific Plan C. Mitigated Negative Declaration No. 1837 -14 cc: Sunti Kumjim, MBK Homes ( suntikumiimgmbk.com ) Kye Evans, MBK Homes (kyeevans @mbk.com) Greg Shannon, Property Owner ( Greg. Shannon @ozarksmedicalcenter.com) ITEM 6 11/10/15