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SR - TTM-0044-16 - GLASSELL TOWNHOMES1. SUBJECT PUBLIC HEARING: Tentative Tract Map No. 0044 -16, Conditional Use Permit No. 2987 -15, Major Site Plan Review No. 0837 -15, Design Review No. 4821 -15, and Administrative Adjustment No. 0237 -15, Glassell Townhomes, 2830 N. Glassell Street, Orange, CA. 2. SUMMARY The applicant proposes to construct a new 40 unit townhouse development within the Residential Multiple Family (R -3) zoning district. The application includes a request for a conditional use permit for a third story and minor adjustments to building setbacks and driveway length. The project also includes a Tentative Tract Map for condominium purposes only. 3. RECOMMENDED ACTION Adopt City Council Resolution 10985: A RESOLUTION OF THE CITY COUNCIL APPROVING TENTATIVE TRACT MAP NO. 0044 -16, CONDITIONAL USE PERMIT NO. 2987 -15, MAJOR SITE PLAN REVIEW NO. 0837 -15, DESIGN REVIEW NO. 4821 -15, AND ADMINISTRATIVE ADJUSTMENT NO. 0237 -15 FOR THE CONSTRUCTION OF A NEW 40 UNIT, THREE STORY TOWNHOUSE DEVELOPMENT AT 2830 NORTH GLASSELL STREET, ORANGE, CA 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 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. Housing Element Goal 3.0: 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 site is currently developed as a daycare /school, formerly known as the Pyramid Autism Center. Existing improvements consist of three single story buildings, accessory sheds and carports, a surface parking lot and play fields. The entire site will be demolished and cleared to make way for the new development. The residential development to the north, known as Riverbend, is three stories in height and at an elevated grade compared to the subject site. ITEM 11/9/2016 Proposed Project The applicant proposes to construct a new 40 unit attached townhome development on an existing developed lot. The new development will consist of eight freestanding buildings with four to six townhomes per building. Overall the development totals 90,275 SF gross floor area and a density of 22 dwelling units per acre. Maximum building height will be 32 feet. The proposal calls for floor plan types ranging from two bedrooms to four bedrooms. Unit sizes range from 1,337 square feet to 1,882 square feet. Per OMC Section 17.34.060, parking for multi- family developments is required as follows: Unit Type Spaces Per Unit Spaces Required 2 Bedroom (15 units) 2.0 30 3+ Bedroom (25 units) 2.4 60 Guest Spaces 0.2 8 Total Spaces 98 On -site parking is provided in the form of 80 garage spaces and 18 unenclosed spaces, for a total of 98 parking spaces. Vehicular access to the project site would be provided via an entry driveway at North Glassell Street. Access to the community will not be gated. The project is of a modern contemporary style, consistent with current design trends in architecture and landscape architecture. The buildings have simple lines, emphasizing straight horizontal and vertical forms, with irregular fenestration and scored stucco lines providing the design interest in the buildings. The landscaping is drought tolerant, utilizing grasses, succulents, and native species to provide a sustainable plant palette. The surrounding area is predominantly residential, with multi - family residential to the south, established single family neighborhoods to the east, and the large Riverbend (Del Rio) planned community to the north. The corridor also has small scale commercial buildings as well, with a chiropractic office, daycare and 7/11 convenience store farther to the north. The area has no consistent design theme, with architecture largely reflecting the time period at which each development was built. The Design Review Committee and the Planning Commission 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 tentative tract map will allow the applicant to sell the individual townhome units to perspective residents. The map will establish `common' and `exclusive use areas' for the proposed residential development, and create a foundation for the Codes, Covenants, and Restrictions (CC &Rs) for the project. The existing lot will remain as a single legal lot of record. 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. ITEM 11/9/2016 Conditional Use Permit and Administrative Adjustments A summary of the findings related to the Conditional Use Permit and Administrative Adjustment requests is provided below. Additional detailed information about project compliance with the findings for these entitlements and other development standards is presented in the Planning Commission staff reports, included as Attachments 3 and 4 of this report. Conditional Use Permit The applicant has requested a Conditional Use Permit to allow for an additional third story in the R -3 zone. OMC Section 17.14.100 grants the Planning Commission the discretion to review requests for greater height or habitable stories in the R -3 zone to residential development, so long as the development meets the required findings related to site plan and architectural design. It is the opinion of Staff that the proposed project integrates all of the required findings. In order to develop the site with the expected density of the zone and provide sufficient parking and open space, the applicant has proposed a contemporary townhouse style development. The three story units have an additional story in order to provide garage parking under the habitable buildings while maintaining adequate open space and landscaping. No greater height was requested for the development, meaning the proposed units will be no taller 32 ft, the maximum height allowed in the R -3 zone. In order to achieve the height limit, the buildings have been designed with flat roofs and all mechanical equipment is proposed to be ground mounted and screen with walls and landscaping. Furthermore, designing the buildings to meet the 32 ft height standard also limits solar shading impacts to surrounding properties. Administrative Adjustments The applicant has also requested Administrative Adjustments to reduce building setbacks by up to 20% and the entry driveway width by 10% as part of the proposed project. Standard Required Proposed Reduction Setback, Front 15 ft 12 ft 20% (N. Glassell Street) Setback, Rear loft 8 ft 20% Setback, Side 5 ft 4.5 ft 20% Setback, Building 25 ft 22 ft 20% Separation Driveway Approach 30 ft length off 27 ft 10% arterial street The applicant has requested these adjustments in order to allow for a more efficient layout of the proposed development on a site that is irregular in shape. ITEM 11/9/2016 Staff from interested departments have reviewed the proposed application for reduction in development setbacks and driveway length and have determined that granting the requested reductions to these standards will not create safety risks on the property to residents or visitors to the site. Furthermore, all construction will comply with the standards set forth in the California Building Code and applicable Public Works standards. Environmental Determination 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: a. The project is consistent with the existing General Plan designations, General Plan policies and, applicable zoning designations and regulations in that the intended townhouse use is a listed permitted use consistent with the intent of the land use designation. b. The project is in the City on a site less than five acres and is substantially surrounded by urban uses. c. The project site has no value as habitat for endangered, rare or threatened species in that the site is void of any vegetation or landforms. d. The project has been evaluated for significant effects relating to traffic, noise, air quality, and water quality and no significant effects have been identified in that: • A traffic analysis (on file) was performed and showed no impact. • Noise levels will fall below mandated levels for residents and surrounding properties. • Air quality guidance thresholds of the South Coast Air Quality Management District would not be tripped, and • A Preliminary Water Quality Management Plan has been approved. e. The site would be adequately served by all required utilities and public services in that all services exist to serve the site. Neighborhood Concerns At the September 19, 2016 Planning Commission hearing, one resident in the neighboring Riverbend community expressed concerns regarding the proposal related to architectural design, traffic, and noticing to the community. Hearing minutes are included as Attachment 4 of this report. ITEM 11/9/2016 8. ADVISORY BOARD RECOMMENDATION City Staff Review: Staff from interested departments reviewed this application on October 7, 2015, January 13, 2016, March 16, 2016 and May 18, 2016 and recommended that the project proceed to the Design Review Committee and Planning Commission with recommended conditions for approval. Design Review Committee: The Design Review Committee reviewed the subject proposal at the June 15, 2016 and August 3, 2016 meetings of the Committee and recommended that the Planning Commission approve the project subject to staff recommended conditions of approval plus additional conditions recommended by the Committee. The minutes are included as Attachments 6 and 7 of this report. Planning Commission: The Planning Commission reviewed the subject proposal at the September 19, 2016 and October 17, 2016 hearings. The Commission considered the entire record, including all testimony and such additional information offered at the public hearing. At the October 17, 2016 hearing, the Commission recommended approval of the project to the City Council by a vote of five ayes. A copy of the approved resolution is provided as Attachment 5. 9. ATTACHMENTS Attachments to Report: 1. Draft City Council Resolution No. 10985 2. Vicinity Map 3. Planning Commission Staff Report and Draft Minutes dated October 17, 2016 4. Planning Commission Staff Report and Minutes dated September 19, 2016 5. Planning Commission Resolution No. PC 18 -16 6. Design Review Committee Staff Report and Minutes dated August 3, 2016 7. Design Review Committee Staff Report and Minutes dated June 15, 2016 8. Site Photographs 9. Applicant Project Description and Justification Exhibits provided to the Planning Commission: A. Reduce -Size Color Plans B. Color and Materials Board (to be provided at meeting) cc: Daryl Sequeira LaTerra Development, LLC 777 S. Highway 101, Suite 107 Solana Beach, CA 92075 N: \CDD \PLNG\Applications \Conditional Use Permits \CUP 2987 -15 Glassell Orange Townhomes \CC\ ITEM 11/9/2016 RESOLUTION NO. 10985 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF ORANGE APPROVING TENTATIVE TRACT MAP NO. 0044 -16, CONDITIONAL USE PERMIT NO. 2875 -15, MAJOR SITE PLAN REVIEW NO. 0837 -15, DESIGN REVIEW NO. 4821 -15, AND ADMINISTRATIVE ADJUSTMENT NO. 0237 -15 FOR THE CONSTRUCTION OF A NEW 40 UNIT, THREE STORY TOWNHOUSE DEVELOPMENT AT 2830 NORTH GLASSELL STREET. APPLICANT: LATERRA DEVELOPMENT LLC, DARYL SEQUEIRA WHEREAS, Tentative Tract Map No. 0044 -16, Conditional Use Permit No. 2987 -15, Major Site Plan Review No. 0837 -15, Design Review No. 4821 -15, and Administrative Adjustment No. 0837 -15 (hereinafter referred to as the "Project ") was filed by LaTerra Development LLC, Daryl Sequeira (the "Applicant') in accordance with the provisions of the City of Orange Municipal Code; 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 contained herein; and WHEREAS, on October 7, 2015, January 13, 2016, March 16, 2016 and May 18, 2016 staff from interested departments reviewed the project and detennined that the project includes all necessary application materials and meets code requirements to allow Design Review Committee and Planning Commission review to occur; and WHEREAS, On June 15, 2016 and August 3, 2016 the Design Review Committee reviewed the project at regularly scheduled Design Review Committee meetings and on August 3, 2016 recommended that the Planning Commission approve the Project subject to specific findings and conditions; and WHEREAS, the Planning Commission conducted two duly advertised public hearings on September 8, 2016 and October 17, 2016, and at the conclusion of said hearings recommended that the City Council approve the Project; and WHEREAS, the City Council conducted a duly advertised hearing on November 9, 2016, at which time interested persons had an opportunity to testify either in support of, or opposition to, the Project upon property located at 2830 N. Glassell Street which is currently designated with Assessor Parcel Number 360 - 031 -07, and as legally described in Attachment A of this resolution. ATTACHMENT NO. 1 DRAFT CITY COUNCIL RESOLUTION 10985 GLASSELL TOWNHOMES NOVEMBER 9, 2016 CC MTG. CITY COUNCIL MINUTES NOVEMBER 9, 2016 11. PUBLIC HEARINGS 11.1 Glassell Townhomes Project, 2830 Glassell St. (T4000.0) Consideration a Tentative Tract Map No. 0044 -16, Conditional Use Permit No. 2987 -15, Major Site Plan Review No. 0837 -15, Design Review No. 4821 -15, and Administrative Adjustment No. 0237 -15, Glassell Townhomes, 2830 N. Glassell Street, Orange, California. THE MAYOR OPENED THE PUBLIC HEARING. Public Speakers: Daryl Sequeira, applicant — made a brief presentation and answered Council's questions. Bryan Sevy, applicant — spoke in favor of the project and answered Council's questions. THE MAYOR CLOSED THE PUBLIC HEARING. Council discussed potential parking issues. In answer to Council's questions, the applicant stated that garages will be restricted for parking only and will be enforced through the HOA; and he also clarified that there will be eight guest parking spaces available. City Attorney Winthers stated that alternative wording was added to Condition of Approval No. 9 addressing garage parking to a MBK development project on Orange -Olive Road approved earlier in the year. Similar wording could be added to this project to ensure garages are used for parking purposes only. The applicant consented to the alternative wording. RESOLUTION NO. 10985 A Resolution of the City Council approving Tentative Tract Map No. 0044 -16, Conditional Use Permit No. 2987 -15, Major Site Plan Review No. 0837 -15, Design Review No. 4821- 15, and Administrative Adjustment No. 0237 -15 for the construction of a new 40 unit, three story townhouse development at 2830 North Glassell Street, Orange, California. MOTION — Whitaker SECOND — Alvarez AYES — Alvarez, Whitaker, Smith, Murphy, Nichols Moved to approve amended Resolution No. 10985 with the alternative wording added to Condition of Approval No. 9 prohibiting storage within parking garages. MINUTE ORDER — Mayor pro tem Murphy requested that staff review the current parking and open space requirements. He would like staff to bring back a report after the review has been completed. Mayor Smith requested that staff monitor the parking and the intersection at Olive Park for any safety concerns. PAGE 12