Loading...
SR - TTM-0037-15 - CONSTRUCTION OF 37 SINGLE STORY ATTACHED TOWNHOMES1. SUBJECT PUBLIC HEARING: Tentative Tract Map No. 0037 -15 (TTM 17645), Major Site Plan Review No.0840 -15, and Design Review No. 4831 -15 — south side of Washington Avenue, opposite its intersection with Hamlin Street. 2. SUMMARY The applicant proposes to construct 37 new single story attached townhomes on a vacant 4.02 acre triangular- shaped parcel. The proposal also includes a comprehensive landscape plan, private on -site recreational amenities, and a private street system. Approval of a Tentative Tract Map, Major Site Plan Review, and Design Review are required for the proposed project. 1 3. RECOMMENDED ACTION Adopt City Council Resolution 10950: A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ORANGE APPROVING TENTATIVE TRACT MAP NO. 0037 -15, MAJOR SITE PLAN REVIEW NO. 0840 -15, AND DESIGN REVIEW NO. 4831 -15 TO ALLOW THE DEVELOPMENT OF 37 NEW SINGLE STORY ATTACHED TOWNHOMES ON A VACANT 4.02 ACRE TRIANGULAR - SHAPED PARCEL LOCATED ON THE SOUTH SIDE OF WASHINGTON AVENUE AT HAMLIN STREET 4 FISCAL IMPACT None 5. STRATEGIC PLAN GOAL(S) 1. Provide for a safe community Strategies: d) Assure the development of the City occurs in a fashion that maximizes public safety. 3. Enhance and promote quality of life in the community Strategies: c) Support and enhance attractive, diverse living environments. 6. GENERAL PLAN IMPLEMENTATION Of note is consistency with 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. Of special note are: • Policy 1.2 Balance economic gains from new development while preserving the character and densities of residential neighborhoods. Policy 1.3 Provide a range of housing densities and types to meet the diverse needs and lifestyles of residents. Policy 1.6 Minimize effects of new development on the privacy and character of surrounding neighborhoods. The project also supports Goal 3, of the State's Housing Goal's as outlined in the City's Housing Element. • Identify adequate housing sites which will be made available through appropriate zoning and development standards and with public services and facilities needed to facilitate and encourage the development of a variety of types of housing for all income groups. 7. DISCUSSION and BACKGROUND Existing Site The existing site is comprised of two vacant, undeveloped parcels of land located on the south side of Washington Avenue, opposite its intersection with Hamlin Street. Additionally, a small (0.4 -acre) strip of City -owned alley right -of -way just east of the current terminus of Washington Avenue will be purchased and incorporated into the project site. There is no history of any structures existing previously on the site. The site is triangular in shape, is relatively flat, and is covered with dried, non - native grasses. Proposed Project The applicant proposes to construct 37 new single story attached townhomes, on a vacant 4.02 acre triangular- shaped parcel located on the south side of Washington Avenue. The proposal consists of one to six unit buildings arranged side by side. The townhomes would be grouped into 11 buildings and distributed throughout the site in a grid -like pattern. The proposal calls for four floor plan types, ranging from two bedrooms to three bedrooms. Unit sizes range from 1,340 square feet to 1,566 square feet. On -site parking is provided in the form of 74 garage spaces, 15 unenclosed spaces, and 7 open guest spaces, for a total of 96 parking spaces. The buildings reflect a Spanish architectural style and include design elements such as stucco walls, tile roofs, window trims and details, and materials reflective of this architectural style. Pop outs, insets, gabled roof ends, and some window shutters would be added to offset the building's massing. The proposal consists of three conceptual color palette and material schemes. The surrounding neighborhood is made up of different types of architectural styles; mostly post World War II residential structures. The residential structures located on Washington Street directly across the street from the proposed project consist of one and two stories with no dominant architecture. The proposed Spanish architectural style is different than the existing architecture. The Design Review Committee did not have any objections to the proposed architecture. There is no issue related to the project's design theme as the project has been designed to be internally consistent The landscape plant palette proposes several tree varieties to address design solutions appropriate to the purposes of those different areas within the project site. The tree species together with a complimenting palette of shrubs, groundcovers and vines are used at the project perimeter adjacent to existing residential to provide privacy between residential yard areas, and also adjacent to the project's internal private street and walkway system. There is no issue related to the project's design theme as the project has been designed to be internally consistent. Vehicular access to the project site would be provided via an entry driveway at the end of a cul- de -sac on Washington Avenue. The project proposes a gated community connecting the main entry driveway to a network of internal private streets, which would then provide vehicular access to the garages of individual residences and guest parking areas. These areas will be maintained by the Homeowners' Association. The tentative tract map will allow the applicant to sell the individual townhome units to perspective residents. The tentative tract map meets the finding requirements as evidenced by Public Works staff review and verification of the map for compliance with all provisions of the Subdivision Map Act. Environmental Document The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines 15332 (Class 32 — In -fill Development Projects) because the project meets the following criteria: 1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designation and regulations. The intended residential development use is a listed permitted use consistent with the intent of the land use designation. The site is zoned Residential Multiple Family with Single Story Overlay [R -3 (A)]. 2. The proposed development occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses The project is in the City on a site less than five acres and is substantially surrounded by urban uses. The site is approximately 4 acres and is surrounded by residential uses to the north, south, east, and west. ITEM 7/12/2016 3. The project site has no value as habitat for endangered, rare, or threatened species. The site is void of any landforms and consists of dry, non - native grasses. The site is not native habitat and is mapped as grassland on the vegetation map for the Orange County Central - Coastal Natural Communities Conservation Plan. 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality The project has been evaluated and no significant effects have been identified in that: • Traffic was analyzed and showed no impact. No significant traffic impacts at any of the study area intersection would occur as a result of project development. Additionally, during the City's development review process, the project applicant would be required to comply with the requirements of the City's Municipal Code, including payment of the transportation systems improvement program fee. • Noise levels will fall below mandated levels for residents and surrounding properties. Typical noise from residential uses includes project - related traffic traveling to and from the project site, stationary noise sources such as air conditioning units, and occasional sources such as landscaping and trash collection activities. • Air quality guidance thresholds of the South Coast Air Quality Management District would not be exceeded. The proposed project is not a regionally significant project that would warrant Intergovernmental Review by SCAG. A Preliminary Water Quality Management Plan has been approved. S. The site can be adequately served by all required utilities and public services. All services exist to serve the site. No new additional City infrastructure or public series would we required as a result of the proposed project. Neighborhood Concerns The neighboring community expressed concerns regarding the proposal relating to lighting, noise, parking, privacy, grading /drainage and on- street permit parking at the Design Review Committee and Planning Commission hearings. The applicant indicated that a comprehensive lighting plan and photometric plan would be developed that met the City's development standards. The Design Review Committee conditioned the proposal to return prior to issuance of building permits with a site lighting plan showing both the lighting and tree locations plus a photometric study showing how the lights are shielded and details of the shielding (Condition No. 33). During the Building Division plan check process the photometric plan will be reviewed for compliance to the City's lighting requirements. Noise sources associated with construction, or grading of any real property are exempt from the noise ordinance regulations. Construction activities shall conform to the City's Noise Ordinance, OMC Section 8.24, and shall be further limited to Monday through Saturday, 7:00 AM to 8:00 PM. No construction activities shall be permitted on Sundays or federal holidays. Typical noise from residential uses includes project - related traffic traveling to and from the project site, stationary noise sources such as air conditioning units, and occasional sources such as landscaping and trash collection activities would be subject to the noise ordinance regulations. ITEM 7/12/2016 During the Building Division plan check process the location of mechanical equipment shall be reviewed for compliance with the City's requirements. The proposed project will provide more than the required number of parking spaces. The code requires a total of 88 on -site parking spaces including resident and guess parking. The proposed project will provide 96 on -site parking spaces in the form of 74 garage spaces, 15 unenclosed spaces, and 7 open guest spaces. The applicant indicated that the project was single story and that the grading plan would have an elevation difference of 1 foot. The western boundary of the proposal which is set closest to adjacent properties has a 6 foot high wall and the side yards are narrow without any outside lighting to minimize the use of those areas and maintain privacy. The site drainage would be collected on -site. Further, although not required as part of the proposal, the applicant would also be collecting water that currently gathers on Via Largo as part of their project, as part of their efforts to work with the community. During the Grading plan check process the drainage and grading shall be reviewed for compliance with the City's requirements. 8. ADVISORY BOARD RECOMMENDATION City Staff Review: City staff reviewed the plans on December 11, 2015, on January 27, 2016, and on March 23, 2016 and provided comments. On March 30, 2016, City staff reviewed the revised plans and recommended approval with conditions. Design Review Committee: The Design Review Committee (DRC) reviewed the proposal on May 4, 2016, and provided feedback to the applicant on the proposal. On May 11, 2016, the DRC reviewed the revised proposal. The DRC meeting was attended by members of the community, three of which made public comments at the meeting. The speakers expressed concerns regarding the proposal, some of which were not within the purview of the Committee. In general, the comments related to lighting, noise, parking, and grading /drainage. The DRC recommended approval by a vote of 5 -0 with conditions, which have been included in Planning Commission Resolution No. PC 09 -16. A copy of the final minutes from the meetings is provided as Attachment 6. Planning Commission: On June 6, 2016, at the Planning Commission hearing, the Commission considered the entire record, including all testimony and such additional information offered at the public hearing. There were four speakers at the hearing, including the Orange Park Association President. In general, the speakers expressed their support for the project but did voice concern regarding the project being gated and the units not being staggered, increased parking on Washington Avenue, lighting, elevation/privacy, and recommended parking on the street by permit only. Collectively, the Commissioners voiced no concerns. The Commission as a whole expressed their appreciation to the people in the audience who attended the meeting and showed how the community can come together. The Commission recommended approval of the project to the City Council by a vote of five ayes. A copy of the minutes from the hearing is provided as Attachment 5. ITEM 7/12/2016 9. ATTACHMENTS Attachments to Report: 1. Draft City Council Resolution No. 10950 2. Vicinity Map 3. Planning Commission Staff Report 4. Planning Commission Resolution No. PC 09 -16 5. Planning Commission Minutes date June 6, 2016 6. Design Review Committee Minutes dated May 4, 2016 and May 11, 2016 7. Photographs of existing site Exhibits provided to the Planning Commission: A. Submitted Plans date labeled July 12, 2016 cc: Doris Nguyen The Olson Company 3010 Old Ranch Parkway #100 Seal Beach, CA 90740 RESOLUTION NO. 10950 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ORANGE APPROVING TENTATIVE TRACT MAP NO. 0037 -15, MAJOR SITE PLAN REVIEW NO. 0840 -15, AND DESIGN REVIEW NO. 4831 -15 TO ALLOW THE DEVELOPMENT OF 37 NEW SINGLE STORY ATTACHED TOWNHOMES ON A VACANT 4.02 ACRE TRIANGULAR- SHAPED PARCEL LOCATED ON THE SOUTH SIDE OF WASHINGTON AVENUE AT HAMLIN STREET APPLICANT: THE OLSON COMPANY WHEREAS, Tentative Tract Map No. 0037 -15, Major Site Plan Review No. 0840 -15, and Design Review No. 4831 -15, all of which are collectively referred to herein as the "Project ", were filed by The Olson Company in accordance with the provisions of the City of Orange Municipal Code; and WHEREAS, Tentative Tract Map No. 0037 -15, Major Site Plan Review No. 0840 -15, and Design Review No. 4831 -15 were processed in the time and manner prescribed by state and local law; and WHEREAS, the Project is categorically exempt from the provisions of the California Environmental Quality Act per State CEQA Guidelines 15332 (Class 32 — In -fill Development Projects) based on the findings stated herein; and WHEREAS, various City Departments have reviewed Tentative Tract Map No. 0037 -15, Major Site Plan Review No. 0840 -15, and Design Review No. 4831 -15 and submitted conditions related to each Department and area of expertise; and WHEREAS, Design Review Committee reviewed the Project on May 4, 2016 and again on May 11, 2016, and recommended approval by a vote of 5 -0, subject to conditions which have been included in this Resolution; and WHEREAS, the Planning Commission conducted one duly advertised public hearing on June 6, 2016, at which time interested persons had an opportunity to testify either in support of, or opposition to, the Project and for the purpose of considering Tentative Tract Map No. 0037- 15, Major Site Plan Review No. 0840 -15, and Design Review No. 4831 -15, upon property described as follows: SEE ATTACHED LEGAL DESCRIPTION (EXHIBIT A) WHEREAS, at the conclusion of the public hearing the Planning Commission recommended that the City Council approve the Project, by a vote of 5 in favor, none against, subject to the conditions included in this Resolution; and ATTACHMENT NO. 1 DRAFT CITY COUNCIL RESOLUTION 10950 WASHINGTON/HAMLIN JULY 12.2016 CC MTG. CITY COUNCIL MINUTES JULY 12, 2016 11. PUBLIC HEARINGS (Continued) 11.2 Washington Hamlin Tract Project (Olson Company). (T4000.0) Time set for a public hearing to consider the proposed Olson Company Project, Tentative Tract Map No. 0037 -15 (TTM 17645), Major Site Plan Review No.0840 -15, and Design Review No. 4831 -15 (south side of Washington Avenue, opposite its intersection with Hamlin Street). The applicant proposes to construct 37 new single story attached townhomes on a vacant 4.02 acre triangular- shaped parcel. The proposal also includes a comprehensive landscape plan, private on -site recreational amenities, and a private street system. Approval of a Tentative Tract Map, Major Site Plan Review, and Design Review are required for the proposed project. City Attorney Winthers noted that an amended resolution was included in the Council's Late Agenda Items packet. Amended Resolution No. 10950 includes the addition of the words "or waived" to condition number 25. THE MAYOR OPENED THE PUBLIC HEARING. Public Speakers: Doris Nguyen, The Olson Company — spoke in support of the project. John Peekstin, applicant — spoke in support of the project. Laura Thomas — spoke in support of project. Cindy Rivas — spoke in support of project. Amanda Sweeney — spoke in support of project. Tom Davidson — spoke in support of project. THE MAYOR CLOSED THE PUBLIC HEARING. (AMENDED) RESOLUTION NO. 10950 A Resolution of the City Council of the City of Orange approving Tentative Tract Map No. 0037 -15, Major Site Plan Review No. 0840 -15, and Design Review No. 4831 -15 to allow the Development of 37 new single story attached townhomes on a vacant 4.02 acre triangular- shaped parcel located on the south side of Washington Avenue at Hamlin Street. MOTION — Whitaker SECOND — Murphy AYES — Alvarez, Whitaker, Smith, Murphy ABSENT — Nichols Moved to approve amended Resolution No. 10950 with the addition of the words "or waived" to condition number 25. PAGE 12