HomeMy WebLinkAbout11.06 Town and Country 1 - Staff Report and Resolutions
1. SUBJECT
MITIGAI'ED NEGATIVE DECLARATION NO. 1855 -17, 'TENTATIVE TRACT MAP NO. 0045 -17
(VESTING "TENTATIVE MAP 18113), MAJOR SIlE PLAN REVIEW NO. 0906 -17, DESIGN
REVIEW NO. 4914 -17, AND ADMINISTRATIVE ADJUSTMENT NO. 0253 -17, FOR A NEW 727
UNIT MULTIFAMILY RESIDENTIAL DEVELOPMENT AT 702 -1078 W. TOWN AND COUNTRY
ROAD
2. SUMMARY
The applicant is proposing to redevelop an existing office complex with a 727 -unit apartment and
townhome development (653 apartments and 74 townhomes) with structured and surface parking.
The project involves a request for a Tentative Tract Map in order to subdivide the property into
three parcels with reciprocal easements linking them for purposes of shared access and open space,
and to create a single lot subdivision for the townhome parcel. The applicant is also requesting an
Administrative Adjustment for a 132 -space reduction in the required parking.
3. RECOMMENDATION
(1) Adopt Resolution No. 11101 adopting Mitigated Negative Declaration No. 1855 -17 and
associated Mitigation Monitoring and Reporting Program, and approving Tentative Tract Map
No. 0045 -17 (Vesting Tentative Tract Map 18113), Major Site Plan Review No. 0906 -17, and
Design Review No. 4914 -17 for a new 727 unit (653 apartments and 74 townhomes) multi-
family residential development at 702 -1078 W. Town and Country Road
(2) Adopt Resolution No. 11102 approving Administrative Adjustment No. 0253 -17 to allow for a reduction
of 132 parking spaces in conjunction with Mitigated Negative Declaration No. 1855 -17, Tentative Tract
Map No. 0045 -17 (Vesting Tentative Tract Map 18113), Major Site Plan Review No. 0906-
17, and Design Review No. 4914 -17 for a new 727 unit (653 apartments and 74 townhomes)
multi - family residential development at 702 -1078 W. Town and Country Road
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4. FISCAL IMPACT
None.
5. STRATEGIC PLAN GOAL(S)
2e. Create an environment to attract, retain and expand economic opportunities.
3a. Refurbish, maintain, develop and /or expand public use places and spaces.
3c. Support and enhance attractive living environments.
6. GENERAL PLAN IMPLEMENTATION
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 land uses.
Policy 1.3: Provide a range of housing densities and types to meet the diverse needs and lifestyles
of residents.
Goal 2.0: Create successful, high quality mixed -use districts consisting of a mix of residential,
commercial, office, civic, and common open space land uses, supported by alternative modes of
transportation.
Policy 2.5: Minimize traffic and parking impacts of proposed mixed -use projects.
Policy 2.6: Encourage linkage in and around mixed -use areas using a multi -modal circulation
network, particularly transit, pedestrian sidewalks, paths and paseos, and bicycle and trail systems.
Policy 2. 7: Ensure that the architecture, landscape design, and site planning of mixed -use projects
are of the highest quality, and that they emphasize a pedestrian orientation and safe, convenient
access between uses.
Policy 2.8: Ensure that adequate gathering areas or plazas are incorporated within mixed -use
projects and areas to allow for social interaction and community activities.
Circulation and Mobility Element
Goal 6.0: Provide roadway corridors that are aesthetically pleasing and contribute to a feeling of
safety, security, and comfort for motorists, bicyclists, and pedestrians.
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Economic Development Element
Goal 7.0: Encourage development and preservation of affordable workforce housing to increase
housing opportunities and improve quality of life for workers in Orange.
Policy 7.1: Identify and market sites appropriate for housing development for all income groups
that will support adjacent commercial development.
Policy 7.2: Encourage mixed use developments to provide housing close to employment hubs for
employees in all income segments and household types.
Housing Element
Policy Action 5: Promotion of new rental housing.
Policy Action 11: Facilitate infill construction.
7. DISCUSSION and BACKGROUND
Project Overview
The proposed project involves the redevelopment of an existing office complex with a 727 -unit
apartment and townhome development (653 apartments and 74 townhomes). The 12.13 acre
project site will be subdivided into three parcels with reciprocal easements linking them for
purposes of shared access and open space, and to create a single lot subdivision for the townhome
parcel.
Parcel 1 (Building A) will include 295 five -story apartment units arranged around a seven (7) level
parking structure containing 535 parking spaces. Access to the individual apartment units will be
from an interior corridor system that ties in with each level of the parking structure. Common
amenities include a landscaped swimming pool /outdoor lounge area, clubhouse, fitness center, two
interior landscaped courtyards, and an amenity deck equipped with fire pits, outdoor kitchen,
lounge and dining area, and herb garden is proposed as an eighth level of the parking structure
with no parking.
Parcel 2 (Building B) will include 358 five -story apartment units arranged around a seven (7) level
parking structure containing 646 parking spaces. Similar to Building A, access to the individual
apartment units will be from an interior corridor system that ties in with each level of the parking
structure. Common amenities include a landscaped swimming pool /outdoor lounge area,
clubhouse, fitness center, and four (4) interior landscaped courtyards. An amenity deck equipped
with outdoor entertaining space, fireplace, bar area, and dining area is proposed on the seventh
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level of the parking structure. The majority of units in Buildings A and B have private balconies
or ground floor patios.
Parcel 3 (Townhomes) will include 74 three -story townhomes with attached two -car garages
containing 148 enclosed parking spaces, arranged within ten (10) detached buildings. Each unit
will be provided with a private balcony and some have roof top decks. Common amenities include
a landscaped swimming pool /outdoor lounge area and landscaped passive interior courtyards.
Surface parking (35 spaces) is also provided for residents and guests.
The proposed project features a modern architectural style that reflects an urban housing aesthetic.
Taking into consideration the City's Urban Mixed Use land use designation and the development
objectives of the South Main Street Corridor /Town and Country General Plan Focus Area, the
applicant has designed a project that provides high density innovative housing options that
integrates with surrounding retail, professional office, and residential development. The project
has a pedestrian oriented design, whereby the buildings are located close to the street, main
entrances to buildings are oriented to the street sidewalk, and the streetscape and landscaped plazas
provide clear and comfortable pedestrian interface with the project, the sidewalk, and convenient
access to surrounding uses and transit stops. Streetscape enhancements along the site frontages
include retention or replacement of existing street trees, foundation planting, landscape planters,
and two corner plazas on the townhome parcel to enhance the streetscape and create a relationship
between the buildings and the pedestrian.
Detailed information about project compliance with development standards, architecture, and
landscaping is contained in Attachment 7 to this report.
Administrative Adjustment for Parking
The applicant is requesting a 132 -space reduction in parking for the project, specifically for the
apartments (Buildings A and B), because the townhomes comply with the code required 183
parking spaces. This represents a 10% reduction in parking for Buildings A and B.
While the Code requires 1,313 spaces (2.1 spaces /unit) for Buildings A and B, only 1,181 spaces
are provided. This represents a parking ratio of 1.8 spaces /unit. Given the City Council concerns
about the adequacy of the City's multi - family parking requirements, staff does not support the
Administrative Adjustment; however the applicant believes that the number of parking spaces
proposed is more than adequate to meet the needs of the project and has prepared a parking
analysis, including parking utilization surveys of comparable apartment complexes in Orange to
support their position (Attachment 7).
In summary, the parking analysis indicates that while the City requires an overall average of 2.1
spaces /unit for the apartments, industry standards for multifamily residential uses have been found
to be significantly less averaging between 1.61 and 1.65 spaces /unit. Based on the information
provided in the parking analysis, the applicant contends that a parking supply ratio of 1.81
spaces /unit is adequate to support the parking demand for Buildings A and B.
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In order to ensure adequate available parking for both Buildings A and B, Staff included Condition
# 2 in Planning Commission Resolution of approval No. PC 12 -18 for Administrative Adjustment
No. 0253 -17 requiring shared access and parking for both buildings. The condition read as
follows:
2. A document stipulating shared access and parking for Apartment Buildings A and B, for
the duration of the use, shall be recorded in the office of the Orange County Recorder and
submitted to the Department of Community Development prior to the issuance of building
permits. The document shall be signed by the owner(s) of both parcels, and shall be
approved by the City Attorney as to form prior to recording in the office of the Orange
County Recorder.
At the May 21, 2018 Planning Commission meeting, the Planning Commission was presented with
the options to approve or deny the Administrative Adjustment for parking. The Commission
arrived at a general comfort level with the proposed parking scenario, but also recognized the need
for a "shelf- ready" plan in the event that parking proved to be inadequate once the project was
operational. Specifically, the Planning Commission requested that the upper floors of the parking
structures for Buildings A and B be designed and engineered to support the loads of mechanical
parking lifts and 132 vehicles, prior to building permit issuance for Parcels 1 and 2, and that the
applicant return to the Planning Commission with a parking management plan that addresses the
possibility of tandem parking, the use of mechanical parking lifts, valet service or other methods
deemed appropriate to accommodate parking demand on the site. The Planning Commission
unanimously voted 5 -0 to delete Condition # 2 above within Planning Commission Resolution of
approval No. PC 12 -18 at the request of the applicant, and recommended approval of
Administrative Adjustment No. 0253 -17 to the City Council, subject to added conditions related
to parking (Conditions # 3 and #4 within City Council Resolution No. 11102).
In light of City Council's concerns regarding the adequacy of parking in multi - family residential
development, the conclusions of the parking study, and the recommendation of approval of the
parking reduction by the Planning Commission, Staff is deferring to the City Council regarding
the ultimate determination regarding the Administrative Adjustment.
Public Notice
A City Council public hearing notice was published in the Orange City News on May 31, 2018.
In addition, 549 notices were mailed to property owners /tenants within a 300 foot radius of the
perimeter of the subject site and to persons requesting the notice. Hearing notices were also posted
at four locations on the subject site, at City Hall and City Library posting locations.
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Planning Commission Hearing
The Commission adopted Planning Commission Resolution No. PC 11 -18 for Mitigated Negative
Declaration No. 1855 -17 and associated Mitigation Monitoring and Reporting Program, and
recommended approval of Tentative Tract Map No. 0047 -17, Major Site Plan Review No. 0906-
17, and Design Review No. 4914 -17 to the City Council by a 5 -0 vote, subject to revised
Conditions # 16, 17, 21, 31, 47, 49, 60, 91, 107, 111, 112, 113, 115, 118, 120, 126, and 132, and
the addition of a condition to add a pedestrian gate between Parcel 2 (Building B) and Parcel 3
(Townhomes). The Planning Commission also adopted Resolution No. PC 12 -18, and
recommended approval of Administrative Adjustment No. 0253 -17 to the City Council by a 5 -0
vote, subject to the deletion of Condition # 2 regarding shared parking for Buildings A and B, and
the addition of conditions requiring the applicant to design and engineer the upper levels of the
parking structures for Buildings A and B to support the loads of mechanical parking lifts and 132
vehicles, and to return to the Planning Commission with a Parking Management Plan for Buildings
A and B prior to building permit issuance.
Key topics of discussion by the Commission included: the difficulties of shared parking between
Buildings A and B, alternatives to address the parking shortfall like tandem parking, re- striping,
shared off -site parking, mechanical lifts, and Parking Management Plan; density and parking
averaged over the three parcels; durability of the red tile proposed on Building B; workforce
housing; and the desire to include a pedestrian gate between Parcel 2 (Building B) and Parcel 3
(Townhomes).
There was one public comment from Dirk DeWolfe, Chief Operating Officer of the Town &
Country Manor, located at 555 E. Memory Lane who indicated that the facility is currently
experiencing illegal parking from adjacent residential uses in Santa Ana, and is concerned that
tenants of Buildings A and B will look to park on his site, if there is not adequate on -site parking.
Following the distribution of the Responses to Comments regarding Mitigated Negative
Declaration No. 1855 -17, Planning Staff received a second comment letter from the Department
of Transportation (Caltrans) on May 30, 2018 indicating that the applicant has not adequately
addressed their concerns regarding anticipated construction traffic as a result of the project and
how it may indirectly impact State facilities, and project connectivity to bikeways in the area,
specifically to the Santiago Creek Bikeway. To address the concern regarding anticipated traffic
during construction, staff has included conditions within Resolution No. 11101 requiring the
applicant to submit a construction management plan and traffic study to Caltrans for their review
and concurrence prior to issuance of building permits. An additional condition requiring the
applicant to submit a construction transportation management plan to Caltrans for their review and
concurrence prior to issuance of building permits is included below for City Council consideration.
To address project connectivity to bikeways in the area, it is important to note that there are existing
pedestrian cross walks located at the northeast corner of Town and Country Road and Parker Street,
and at the southwest corner of Memory Lane and Lawson Way in the City of Santa Ana. Staff has
also included a condition within Resolution No. 11101 requiring a three (3) foot property
dedication to widen Parker Street along the site frontage. In addition, the Traffic Division has
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determined that the project does not warrant a signalized crossing on Parker Street and a mid -block
crossing without traffic control devices is not considered a safe connection to the Santiago Creek
Bikeway.
To address the above concerns, Staff recommends the Council consider including the following
conditions within Resolution No. 11101:
• Prior to issuance of building permits, the Applicant shall provide proof of submittal of a
construction transportation management plan to the Department of Transportation
(Caltrans) for review and concurrence because of the project's close proximity to the State
Route 22.
• Applicant shall provide project wayfinding signage on all three parcels directing residents
to safe pedestrian crossings along Parker Street /Memory Lane that lead to the Santiago
Creek Bikeway. Applicant shall also provide literature regarding safe access to the
Santiago Creek Bikeway within project advertising pamphlets, on the leasing website, and
to potential and proposed residents of the project.
8. ATTACHMENTS
1. City Council Resolution No. 11101 for Mitigated Negative Declaration No. 1855 -17
(including Mitigation Monitoring and Reporting Program), Tentative Tract Map No. 0045 -17
(Vesting Tentative Tract Map 18113), Major Site Plan Review No. 0906 -17, and Design
Review No. 4914 -17
2. City Council Resolution No. 11102 for approval of Administrative Adjustment No. 0253 -17
3. Planning Commission Resolution No. 11 -18 for Mitigated Negative Declaration No. 1855 -17
(including Mitigation monitoring and Reporting Program), Tentative Tract Map No. 0045 -17,
Major Site Plan Review No. 0906 -17, and Design Review No. 4914 -17
4. Planning Commission Resolution No. 12 -18 for approval of Administrative Adjustment No.
0253 -17
5. Planning Commission Resolution No. 12 -18 for denial of Administrative Adjustment No.
0253 -17 (Provided for City Council reference)
6. Planning Commission Minutes, May 21, 2018
7. Planning Commission Staff Report, May 21, 2018 (including Vicinity Map, Site Photos,
Design Review Committee Minutes, Parking Analysis dated March 20, 2018, Workforce
Housing Report dated January 3, 2018, and Letter to City Council from Fairfield Residential
(dated March 21, 2018) regarding parking. This attachment excludes Planning Commission
Resolutions.
8. Mitigated Negative Declaration No. 1855 -17 and Response to Comments
9. Comment Letter dated May 30, 2018 from the Department of Transportation (Caltrans)
10. Project Plans Date Stamped May 9, 2018
N:\CDD\PLNG\Applications\Tentative Tract Maps \TTM 0045- 17 \CC \CC Staff Report 6.12.18
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RESOLUTION NO. 11101
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF ORANGE APPROVING
MITIGATED NEGATIVE DECLARATION NO.
1855 -17 AND ASSOCIATED MITIGATION
MONITORING AND REPORTING PROGRAM,
TENTATIVE TRACT MAP NO. 0045 -17, MAJOR
SITE PLAN REVIEW NO. 0906 -17, AND DESIGN
REVIEW NO. 4914-17 FOR A NEW 727 UNIT (653
APARTMENTS AND 74 TOWNHOMES) MULTI-
FAMILY RESIDENTIAL DEVELOPMENT AT
702 -1078 WEST TOWN AND COUNTRY ROAD
APPLICANT:
FF REALTY III, LLC — TREVOR BOUCHER
WHEREAS, applications for Mitigated Negative Declaration No. 1855 -17, Tentative
Tract Map No. 0045 -17, Major Site Plan Review No. 0906 -17, and Design Review No. 4914 -17,
were filed by FF Realty III, LLC in accordance with the provisions of the City of the Orange
Municipal Code; and
WHEREAS, Mitigated Negative Declaration No. 1855 -17, Tentative Tract Map No. 0045-
17, Major Site Plan Review No. 0906 -17, and Design Review No. 4914 -17, filed by FF Realty III,
LLC, were processed in the time and manner prescribed by state and local law; and
WHEREAS, Mitigated Negative Declaration No. 1855 -17 was prepared to evaluate the
physical environmental impacts of the project, in conformance with the provisions of the
California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15070 and in
conformance with the Local CEQA Guidelines. Mitigated Negative Declaration No. 1855 -17
finds that the project will have less than significant impacts to the environment, with the
implementation of conditions and mitigation measures; and
WHEREAS, a Notice of Intent to Adopt Mitigated Negative Declaration No. 1855 -17 was
published on March 21, 2018, and was made available for a 20 day public review and comment
period from March 21, 2018, to April 10, 2018, in compliance with Sections 15072 and 15105 of
the State CEQA Guidelines; and
WHEREAS, the Streamlined, Multi- Disciplined, Accelerated Review Team (SMART)
considered the formal applications along with plans and technical reports on May 3, 2017, October
11, 2017, October 25, 2017, February 21, 2018, and on March 16, 2018, and recommended
approval of the proposal subject to conditions; and
WHEREAS, the Design Review Committee preliminarily reviewed the proposal on
August 2, 2017 and September 20, 2017. On April 4, 2018 the Design Review Committee
ATTACHMENT NO. I
CITY COUNCIL RESO. 11101
FOR MND 1855 -17; TTM 0045 -17; MSPR
0906 -17; DRC 4914 -17
702 -1078 W. TOWN & COUNTRY ROAD
JUNE 12, 2018 CC MTG
RESOLUTION NO. 11102
A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF ORANGE APPROVING
ADMINISTRATIVE ADJUSTMENT NO. 0253 -17
TO ALLOW FOR A REDUCTION OF 132
PARKING SPACES IN CONJUNCTION WITH
MITIGATED NEGATIVE DECLARATION NO.
1855 -17, TENTATIVE TRACT MAP NO. 0045 -17,
MAJOR SITE PLAN REVIEW NO. 0906 -17, AND
DESIGN REVIEW NO. 4914 -17 FOR A NEW 727
UNIT (653 APARTMENTS AND 74
TOWNHOMES) MULTI - FAMILY RESIDENTIAL
DEVELOPMENT AT 702 -1078 WEST TOWN AND
COUNTRY ROAD
APPLICANT:
FF REALTY III, LLC — TREVOR BOUCHER
WHEREAS, application for Administrative Adjustment No. 0253 -17, in conjunction with
Mitigated Negative Declaration No. 1855 -17, Tentative Tract Map No. 0045 -17, Major Site Plan
Review No. 0906 -17, and Design Review No. 4914 -17, was filed by FF Realty III, LLC in
accordance with the provisions of the City of the Orange Municipal Code; and
WHEREAS, Administrative Adjustment No. 0253 -17, in conjunction with Mitigated
Negative Declaration No. 1855 -17, Tentative Tract Map No. 0045 -17, Major Site Plan Review
No. 0906 -17, and Design Review No. 4914 -17, was processed in the time and manner prescribed
by state and local law; and
WHEREAS, Mitigated Negative Declaration No. 1855 -17 was prepared to evaluate the
physical environmental impacts of the project, in conformance with the provisions of the
California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15070 and in
conformance with the Local CEQA Guidelines. Mitigated Negative Declaration No. 1855 -17
finds that the project will have less than significant impacts to the environment, with the
implementation of conditions and mitigation measures; and
WHEREAS, a Notice of Intent to Adopt Mitigated Negative Declaration No. 1855 -17 was
published on March 21, 2018, and was made available for a 20 day public review and comment
period from March 21, 2018, to April 10, 2018, in compliance with Sections 15072 and 15105 of
the State CEQA Guidelines; and
WHEREAS, the Streamlined, Multi- Disciplined, Accelerated Review Team (SMART)
considered the formal applications along with plans and technical reports on May 3, 2017, October
11, 2017, October 25, 2017, February 21, 2018, and on March 16, 2018, and recommended
approval of the proposal subject to conditions; and
ATTACHMENT NO.2
CITY COUNCIL RESO. 11102
FOR APPROVAL OF AA NO 0253 -17
702 -1078 W. TOWN & COUNTRY ROAD
JUNE 12, 2018 CC MTG